HERITAGE IMPACT STATEMENT
2007
CROOKS/ALEXANDER FARM 5463 DUNDAS STREET WEST CITY OF BURLINGTON, ONTARIO
March 2012
Prepared for:
Evergreen Community (Burlington) Limited
Prepared by:
WAYNE MORGAN HERITAGE PLANNER
HERITAGE IMPACT STATEMENT
CROOKS/ALEXANDER FARM 5463 DUNDAS STREET WEST CITY OF BURLINGTON, ONTARIO
March 2012
Prepared for:
EVERGREEN COMMUNITY (BURLINGTON) LIMITED
Prepared by: Wayne Morgan Heritage Planner 21 Land’s End Sutton West, Ontario, L0E 1R0 Tel: 905-722-5398 e-mail: [email protected]
Heritage Impact Statement Page i Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
EXECUTIVE SUMMARY
Policy 8.4.1 b of the Burlington Official Plan (OP) requires the preparation of a Heritage Impact Statement (HIS) when there is a potential for adverse impacts on identified cultural heritage resources from proposed development. The property at 5463 Dundas Street West is listed in the City of Burlington‟s heritage inventory as a potential heritage resource. A HIS was issued in January 2008 for the development site, which included properties in Lots 1 and 2 Concession 1 North Dundas Street (NDS). The January 2008 statement excluded consideration of the Crooks/Alexander Farm House and associated landscape because the consultant was advised that the City had agreed to its demolition (Appendix O). Notwithstanding that prior consent, the City has required a HIS for the Crooks/ Alexander Farm House. In accordance with the OP policy and policies 2.6.1 and 2.6.3 of the Provincial Policy Statement issued under the Planning Act, the owner of lands at 5463 Dundas Street West commissioned this HIS to identify, evaluate and assess the heritage values within and near the subject property in light of the proposed development and to recommend mitigation measures to address any adverse heritage impacts.
The subject property contains the built heritage resource known as the Crooks/Alexander Farm House. This 1 ½ storey frame residence is clad in modern siding and rests on a random coursed, rubble stone and concrete block foundation with a gable roof and a one storey rear wing. The house is a mid 19th century vernacular interpretation of the Gothic Revival architectural style. The House was constructed circa 1855 for George Crooks, the son of a prominent and early Ontario family. The Census of Canada suggests that between 1891 and 1901, the exterior cladding of the building was changed from wood to rough cast. The exterior of the house has flat arched openings with pedimented casings and 6 x 6 sashes. The house, which has undergone numerous exterior and interior alterations, exhibits a moderately low level of heritage integrity. The farm, originally owned and rented by George‟s father to others, was occupied by George Crooks for 13 years beginning in 1855 and then by John Alexander and his descendants until 1948. The farm land is intensively cultivated. The house has been unoccupied for a few years. There are no farm outbuildings, such as barns or sheds, remaining.
The owner intends to develop the property for residential and associated uses. The site of Crooks/Alexander Farm House is proposed to be used for open space purposes.
The subject lands were evaluated for cultural heritage value using criteria established under the Ontario Heritage Act after documenting the historical development of the lands. Heritage resource management options were considered. Based on this evaluation, it is my opinion that the Crooks/ Alexander Farm House at 5463 Dundas Street West does not have sufficient cultural heritage value or interest to warrant retention and conservation under the Act.
I have recommended that:
- this statement serve as sufficient documentation of the heritage values of the property; and - the demolition of the Crooks/Alexander Farm House be permitted as a condition of development approval subject to securing a commitment to commemorate the heritage values of the property.
The adjacent/nearby heritage resources will not be adversely impacted by the proposed development of the subject site.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page ii Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
PROJECT PERSONNEL
Wayne Morgan Heritage Planner
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page iii Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
TABLE OF CONTENTS Page
1.0 INTRODUCTION 1
2.0 DESCRIPTION OF THE PROPERTY AND ITS CONTEXT 2 2.1 Location 2 2.2 Ownership and Legal Description 3 2.3 Area Character and Physiography 3 2.4 Context – General Character 5 2.5 Context – Adjacent and Nearby Heritage Properties 6
3.0 HERITAGE POLICIES 8 3.1 The Planning Act and Provincial Policy Statement (2005) 8 3.2 Ontario Heritage Act (OHA) 9 3.3 Places to Grow – Growth Plan for the Greater Golden Horseshoe 10 3.4 Halton Region Official Plan 10 3.5 Burlington Official Plan and Zoning By-law 11 3.6 Standards and Guidelines for the Conservation of Historic Places in Canada 15 3.7 Municipal Heritage Status of the Subject and Adjacent/Nearby Heritage Properties 16
4.0 HISTORICAL SUMMARY 17 4.1 The Nineteenth Century 18 4.2 The Twentieth Century 24
5.0 HERITAGE EVALUATION 27 5.1 The Built and Landscape Resources of the Property 27 5.1.1 Crooks/Alexander Farm House 27 5.1.2 Crooks/Alexander Farm Landscape 32 5.2 Evaluation of the Heritage Resources of the Property 33 5.2.1 Crooks/Alexander Farm House – Cultural Heritage Value 34 5.2.2 Crooks/Alexander Farm Landscape – Cultural Heritage Value 35 5.3 Summary of Cultural Heritage Values 35 5.4 Adjacent/Nearby Heritage Properties 36
6.0 THE DEVELOPMENT PROPOSAL AND ITS IMPACT ON THE HERITAGE RESOURCE 37 6.1 Description of the Development Proposal 37 6.2 Impact of the Proposed Development on the Heritage Resource 37 6.3 Options for Managing the Heritage Resource 38
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page iv Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
TABLE OF CONTENTS (continued) Page
6.4 Recommendations for Mitigating the Impact of the Development On the Heritage Resource 39 6.5 Impact of the Proposed Development on Adjacent/Nearby Heritage Properties 40
7.0 CONCLUSIONS AND RECOMMENDATIONS 42 7.1 Conclusions 42 7.2 Recommendations 43
SOURCES CONSULTED 44
APPENDICIES
A Property Survey B Photographs – Context C Maps D Aerial Photographs E Crooks/Alexander Farm House Exterior Photographs F Crooks/Alexander Farm House Floor Plan Sketches G Crooks/Alexander Farm House Interior Photographs H Crooks/Alexander Farm Property Landscape Photographs I Property Ownership History J Ontario Heritage Act, Regulation 9/06 K Adjacent/Nearby Heritage Properties L Development Proposal M City of Burlington and Region of Halton Planning Document Maps N City of Burlington Heritage Property Data Base – 5463 Dundas St. W. O 2007 Heritage Review Clearance For Demolitions at 5463 Dundas Street West P Curriculum Vitae – Wayne Morgan
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page v Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
LIST OF FIGURES
Figure 2.1 General Location Map [Source: MapArt Publishing, 2005]. 2 Figure 2.2 Subject Site and its Context [Google Earth, 2011, image 2009]. 2 Figure 2.3 The Area in 1963 [Source: National Air Photo Library, Roll A19345, Photo 26]. 4 Figure 4.1 Upper Canada Treaty No. 1 17 Figure 4.2 Alexander Tombstone 25 Figure 5.1 Crooks/Alexander Farm House, South and East Elevations. 27 Figure 5.2 5210 or 5226 Dundas Street, 1924 [Source: Halton Images] 29 Figure 5.3 Crooks/Alexander Farm House, Front Entrance. 31 Figure 5.4 2007 Landscape around the Crooks/Alexander Farm House viewed from Dundas Street and the farm lane 33 Figure 6.1 Crooks/Alexander Farm House and the Proposed Development 37 Figure 6.2 Algonquin Provincial Park Cache Lake Heritage Zone Highland Inn Plaque. 40
LIST OF TABLES
Table 4.1 1851 Census of Canada (nominal), Township of Nelson. 21 Table 4.2 1861 Census of Canada (nominal), Township of Nelson. 22 Table 4.3 1871 Census of Canada (nominal), Township of Nelson. 22 Table 4.4 1881 Census of Canada (nominal), Township of Nelson. 23 Table 4.5 1891 Census of Canada (nominal), Township of Nelson. 24 Table 4.6 1901 Census of Canada (Schedules 1 & 2), Township of Nelson. 24 Table 4.7 1911 Census of Canada (Schedule 1), Township of Nelson. 25
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 1 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
1.0 INTRODUCTION
The Burlington Official Plan, policy 8.4.1 b), requires a Heritage Impact Statement (HIS) to be conducted when there is potential for a development proposal to adversely impact protected or potential heritage resources. In January 20081 I prepared a HIS for the west portion (5421 Dundas Street West) of the Evergreen Community development proposal. In that statement I recommended that the Crooks/Norton Farm House be conserved and the heritage values of the property be commemorated. I did not examine the property at 5463 Dundas Street West as I had been provided with a heritage clearance letter for the demolition of all buildings on the property at 5463 Dundas Street West (Appendix O). All buildings, except for the Crooks/Alexander House, on the property at 5463 Dundas Street West were demolished. The City has now required that the owner submit a HIS for 5463 Dundas Street West as the property is listed in the City‟s Register of Heritage Properties. Wayne Morgan, Heritage Planner, was retained by the owner to prepare this HIS in accordance with the Burlington Official Plan and to recommend any mitigation actions with respect to the heritage resources and values of the property and adjacent/nearby heritage resources. The curriculum vitae for Wayne Morgan is contained in Appendix P.
The study area contains lands and a building within the south half of lot 1 in the first concession north of Dundas Street (NDS) in the City of Burlington (formerly Township of Nelson). The study area is located north-west of the intersection Dundas Street West and Tremaine Road.
The owner intends to develop the site primarily for residential and associated uses. In accordance with municipal planning policies and policies 2.6.1 and 2.6.3 of the Provincial Policy Statement (2005) issued under the Planning Act, built heritage resources and cultural heritage landscapes, both existing and potential, were identified and evaluated within and near to the subject property.
1 Morgan, January 2008. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 2 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
2.0 DESCRIPTION OF THE PROPERTY AND ITS CONTEXT
2.1 Location
The property is located in the City of Burlington (formerly Township of Nelson) in the Regional Municipality (formerly County) of Halton in Lot 1 in the First Concession north of Dundas Street (NDS) north-west of the intersection of Dundas Street West and Tremaine Road and east of the hamlet of Tansley (Figures 2.1 and 2.2). The property is bounded on the north by Highway 407, on the east by the right-of-way for Tremaine Road, on the south by the right-of-way for Dundas Street West and on the west by the east lot line of Lot 2.
Subject Property
Figure No. 2.1 General Location Map [Source: MapArt Publishing 2005]
Subject Property
Figure No. 2.2 Subject Site and its Context [Google Earth, 2011, image 2009].
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 3 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
2.2 Ownership and Legal Description
Currently the property is owned by:
Evergreen Community (Burlington) Limited c/o Argo Developments (Tremaine) Ltd. 2173 Turnberry Road Burlington, Ontario L7M 4P8
The short legal description of property is: part of Lot 1 in the first Concession north of Dundas Street in the geographic township of Nelson (now part of the City of Burlington) in the former County (now Regional Municipality) of Halton. Appendix A contains a survey of the property.
The property has been addressed by the municipality as 5463 Dundas Street West.
2.3 Area Character and Physiography
As shown on the topographic map (Appendix C), the subject lands have a generally flat topography that gently slopes to the south-east to Lake Ontario. Bronte Creek, which is west of the subject property, has cut a deeply incised valley into this relatively flat landscape. The Creek flows to Lake Ontario. Forest cover, as shown on the topographic map, is limited to a woodlot towards the north end of the property and on the west boundary of the property. The map, which is based on the 1934 aerial photograph, shows an extensive orchard in the south- west corner of the property. Excluding those forested areas, the subject property is shown as cleared for cultivation. The map shows a railway line, west of the property, running from the south-west to the north-east, while north of the property there is a high voltage electric transmission line. The topographic map shows the Crooks/Alexander Farm House and a barn to the rear of the House. Although not shown on the extract of the topographic map in Appendix C, the larger map shows that, beyond the subject property, the area was intensively used for agriculture, with numerous barns and farm houses along the concession roads, but few along the roads perpendicular to the concession roads. A cluster of residences at Tansley, to the west, and Palermo, to the east is also shown on the map.
The area character identified in the topographic map is also illustrated in a 1965 aerial photograph (Figure 2.3) which shows that the subject property located in an extensive rural area with Bronte Creek cutting a distinct valley in the landscape. The hamlet of Tansley appears in the bottom of the photograph
Since 1974, there has been some change in the land uses of the area when Figure 2.3 is compared to Figure 2.2. Highway 407 has been extended through the area. The industrial area on either side of the railway tracks north of Tansley has intensified, while residential development has occurred on the south side of Dundas Street, west of the Bronte Creek. However, the lands adjacent to the subject property remain rural.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 4 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Detailed aerial photographs of the subject site in 1934, 1965and 2009 are found in Appendix Village of D. Sharon
Subject Site
Tremaine Road
Leslie Street
Dundas Street
Appleby Tansley Line
Figure No. 2.3 Subject Site The Area in 1965 [Source: National Airphoto Library, Roll No. A19345, Photo 26].
The property is located in the South Slope physiographic region2 which is described as:
The South Slope is the southern slope of the interlobate moraine [Oak Ridges Moraine] but it includes the strip south of the Peel plain. It rises to the line of
2 Chapman and Putnam, pp287 – 292.. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 5 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
contact with the moraine at 800 to 1,000 feet above sea level. … Extending from the Niagara escarpment to the Trent River it covers approximately 940 square miles. … West of the Credit River the Trafalgar moraine provides subdued morainic topography, while a narrow belt above the Iroquois shorecliff is planed and fluted. … All the rivers in this area have cut through the boulder clay and into the shale, the valley walls in the shale often being almost perpendicular. .. . The South Slope contains a variety of soils, some of which have proved to be excellent through more than a century of agricultural use.
Chapman and Putnam have described the settlement and land use of the South Slope up to the 1960s.
Lying behind the lakeshore areas of first settlement in Upper Canada, the South Slope was colonized by the „second wave‟, composed largely of British immigrants after the close of the Napoleonic wars. … but the interior of Peel and Halton counties was not laid out for settlement until 1819. … A mixed, subsistence agriculture was undoubtedly the rule in the early settlements but grain soon began to be exported from the little lake ports. This was increased by the repeal of the Corn Laws in Britain and by reciprocity with the United States; several of the main haulage roads were improved, and some were made into plank roads. In the mid-[eighteen] fifties the railways appeared. The period of grain growing was a period of prosperity….Wheat growing declined to be replaced by commercial mixed farming in which beef cattle, hogs and dairy butter were the chief sources of income. … The expansion of the Toronto milk shed displaced the beef cattle and hogs over a large part of the region.3
2.4 Context - General Character
The subject property is within an immediate area that remains rural in character although lands to the south-west and south-east have undergone conversion from rural to suburban use (Figures 2.2 and 2.3). The lands on the south side of Dundas Street across the street from the subject property remain rural as they are part of the Bronte Creek Provincial Park.
As shown by the photographs in Appendix B, the properties immediately to the north, south, east and west of the subject property remain rural.
Dundas Street is a heavily traveled four lane arterial road with a rural character – drainage ditches and no sidewalks. Tremaine Road, which is a two lane arterial road, also with a rural character, is more lightly traveled. There is a signalized intersection at Dundas Street and Tremaine Road.
3 Ibid, pp 290 – 291. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 6 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
2.5 Context - Adjacent and Nearby Heritage Properties
One property with heritage resources abuts or is adjacent to the subject property and five with heritage resources are nearby (Appendix K) were examined in this assessment. These are:
5421 Dundas Street West – north side of Dundas Street, abutting the subject property and part of the proposed development – Crooks/Norton Farm House – c 1850 –
The building is a 1 ½ storey clapboard and shiplap clad structure with a tail wing of similar height and materials constructed in stages over the latter half of the 19th and early 20th centuries. The building is designed in a vernacular ‘Gothic Revival’ architectural style. The building rests on a random coursed rubble stone and concrete block foundation. The medium pitched gable roof, which projects beyond the building’s walls, has verge board in the two gable peaks. The interior has a high quality of detailing.
I recommended conservation of this structure in my 2008 report.
The house is 34 metres from the west limit of the subject property.
5418 Dundas Street West – south side of Dundas Street – 1920s house
Little is known of this house other than it is a 1 ½ storey structure with a hip roof and a central dormer. In 2009 when Google Streetview photographed the area, the house had been abandoned for many years and was shrouded from public view by overgrown vegetation.
The building is 60 metres from the south limit of the subject property.
5226 Dundas Street West – south side of Dundas Street – c 1865 – George McKinley House
This is a 1 ½ storey vernacular ‘Gothic Revival’ styled residence with a one storey hip roofed front veranda that has been almost fully enclosed. This appears to be the house pictured in 1924 in Figure 5.2 and was once the Tansley Post Office. The building may have been relocated and has been altered with the enclosure of the front veranda, new siding and the loss of chimneys in the peak of the gable ends of the roof.
The house is 732 metres from the south-west limit of the subject property.
5218 Dundas Street West – south side of Dundas Street – c 1870
This is a 1 ½ storey vernacular ‘Gothic Revival’ styled residence with an open one storey front veranda. The medium pitched gable roof has a centre gable with an arched window. The building may have been relocated and
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 7 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
has been altered with new siding, a new veranda and the loss of chimneys in the peak of the gable ends of the roof.
The house is 807 metres from the south-west limit of the subject property.
5210 Dundas Street West – south side of Dundas Street – vacant
This property which is listed in the inventory of Burlington heritage properties, is vacant.
The property is 839 metres from the south-west limit of the subject property.
3488 Tremaine Road – west side of Tremaine Road, north of Highway 407 – c 1860 – Solomon Winter House
This is a 1 ½ storey vernacular styled residence with a rear tail wing and a gable roof and a three bay façade with a centre door. The building’s alterations include modern siding, replacement windows and the loss of chimneys in the peak of the gable ends of the roof.
There is also a frame barn to the rear of the house.
The house and barn are 789 metres from the north limit of the subject property.
No other potential heritage properties were identified adjacent to or near the subject site.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 8 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
3.0 Heritage Policies
3.1 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.”4
Section 3 of the Act enables the Province to issue Policy Statements on matters of Provincial Interest. The 2005 Provincial Policy Statement (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.
Each of the italicized terms has the following definition in the PPS:
Built Heritage Resources means one or more significant buildings, structures, monuments, installations or remains associated with architectural, cultural, social, political, economic or military history and identified as being important to a community. These resources may be identified through designation or heritage conservation easement under the Ontario Heritage Act;
Cultural heritage landscape means a defined geographical area of heritage significance which has been modified by human activities and is valued by a community. It involves a grouping(s) of individual heritage features such as structures, spaces, archaeological sites and natural elements, which together form a significant type of heritage form, distinctive from that of its constituent elements or parts. Examples may include, but are not limited to, heritage conservation districts designated under the Ontario Heritage Act; and villages, parks, gardens, battlefields, mainstreets and neighbourhoods, cemeteries, trailways and industrial complexes of cultural heritage value;
Significant means: (g) in regard to cultural heritage and archaeology, resources that are valued for the important contribution they make to our understanding of the history of a place, an event, or a people; and
Conserved means the identification, protection, use and/or management of cultural heritage and archaeological resources in such a way that their heritage values, attributes and integrity are retained. This may be addressed through a conservation plan or heritage impact assessment.
4Ontario Ministry of Culture. Heritage Resources in the Land Use Planning Process, p 1. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 9 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Policy 2.6.3 of the PPS deals with development adjacent to a protected heritage property:
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.
Each of the italicized terms has the following definition in the PPS:
Development means the creation of a new lot, a change in land use, or the construction of buildings and structures, requiring approval under the Planning Act ..;
Site alteration means activities, such as grading, excavation and the placement of fill that would change the landform and natural vegetative characteristics of a site;
Adjacent lands means for the purposes of policy 2.6.3, those lands contiguous to a protected heritage property or as otherwise defined in the municipal official plan;
Protected heritage property means real property designated under Part IV, V or VI of the Ontario Heritage Act;
Heritage attributes means the principal features, characteristics, context and appearance that contribute to the cultural heritage significance of a protected heritage property; and
Conserved definition cited for policy 2.6.1, above.
3.2 Ontario Heritage Act (OHA)
Part IV of the Ontario Heritage Act enables a municipality to list and 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 municipal clerk to keep a register of properties of cultural heritage value or interest. Subsection 27.1 of the Act allows municipal councils to include properties of cultural heritage value that have not been designated (listed properties) on the register after the council has consulted with its heritage advisory committee.
The Provincial Government has established criteria for determining the cultural heritage value or interest of properties through Regulation 9/06 (Appendix I).
Once a property is designated, demolition or alterations that may affect the heritage attributes may not occur without municipal council approval. 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
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 10 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario listed property is delayed for 60 days from the date when Council is notified of the intent to demolish, during which Council may wish to pursue designation of the property.
The Act also enables municipalities to enter into easement agreements for the conservation of property of cultural heritage value or interest (section 37). Such easements run with the title to the property and municipalities may enforce such easements. The decision of a municipal council with respect to an easement is final.
3.3 Places to Grow – Growth Plan for the Greater Golden Horseshoe
In 2006, the Provincial Government approved the Growth Plan for the Greater Golden Horseshoe. The Growth Plan is the Government‟s framework for development and the management of growth in the area to 2031. The subject site is shown as „Designated Greenfield Area – Conceptual‟ on Schedule 2, Places to Grow Concept. Policies 2.2.7 of the Growth Plan set out policies for guiding urban growth in such Greenfield areas.
The Growth Plan requires that municipalities develop and implement official plan policies and other strategies in support of cultural heritage conservation (Section 4.2.4, policy e).
3.4 Halton Region Official Plan
Part IV of the Halton Region Official Plan (ROP), Office Consolidation 2006, contains the following heritage resource goals and objective relevant to the subject site:
165. The goal for heritage resources is to protect the material, cultural, natural and built heritage of Halton for present and future generations.
166. The objectives of the Region are:
166(2) To promote and facilitate public and private stewardship of Halton's heritage.
The following policy of the ROP is applicable to the subject site:
167. It is the policy of the Region to:
167(3) Require that development proposals involving, in, or near defined Heritage Features: a) study and consider the preservation, relocation and/or adaptive re-use of historic buildings and structures based on both social and economic costs and benefits; b) incorporate in any reconstruction or alterations, design features that are in harmony with the area's character and existing buildings in mass, height, setback and architectural details; and Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 11 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
c) express the Heritage Feature in some way, including: display of building fragments, marking the traces of former locations, exhibiting descriptions of former uses, and reflecting the former architecture and uses.
In the ROP, „Heritage Feature‟ is defined as “a feature of the Regional landscape which, by itself, or together with its associated environment, is unique or representative of past human activities or events. Such a feature may include a site or area of archaeological or historical value and it may include a building or structure of architectural and/or historical importance.”
On Map 1 of the ROP, The Regional Structure (Appendix M), the subject property is designated „Urban Area‟.
3.5 Burlington Official Plan and Zoning By-law
The office consolidation of the Official Plan (OP) for the City of Burlington dated June, 2011 is referenced in this report. Cultural heritage resources principles, objectives and policies are contained in Section 8.0 of Part II – Functional Policies of the OP. Although the City has approved these policies, approval by the Region has been deferred at the request of Nelson Aggregates Company. The heritage policies of the new (2011) OP build upon the policies of parts of the old OP, which was approved by the City in 1994 and by the Region in 1997, which remain in-force pending decisions on the deferrals. For completeness, the policies of the new OP are referenced in this Statement.
The relevant cultural heritage resource principles as stated in section 8.1 of the Burlington OP are: a) Cultural heritage resources of significant cultural heritage value shall be identified, and conserved b) Sound heritage conservation practice requires early identification of cultural heritage resources, ongoing maintenance and protection from inappropriate use, alteration and demolition. d) Cultural heritage resources shall be valued not only for their physical or material elements, but also for their historical associations.
Relevant cultural heritage resource objectives as stated in section 8.2 of the Burlington OP are: a) To control the demolition, destruction, deterioration, and inappropriate alteration and/or use of cultural heritage resources in accordance with legislative authority. b) To identify cultural heritage conservation issues early in the land use planning process, and make reference to cultural heritage conservation issues throughout the planning decision-making process. c) To ensure that re-development and/or new development in an historic area does not detract from the overall heritage character of the area.
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Heritage Impact Statement Page 12 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
d) To identify areas of cultural heritage landscape in the City containing heritage buildings, structures, streets, vegetation, and open spaces of architectural or historic significance, whose arrangement represents one or more distinctive cultural processes in the historical use of land.
Relevant general cultural heritage resource policies as stated in section 8.3 of the Burlington OP are:
8.3.1 Use and Treatment of Cultural Heritage Resources
a) The City shall protect, improve and manage its cultural heritage resources in a manner that furthers the heritage objectives of this Plan and sets an example of leadership for the community in the conservation of cultural heritage resources. Cultural heritage conservation planning shall be an integral part of the land use planning process in the City of Burlington. c) Cultural heritage landscapes, historic cemeteries and significant views associated with a cultural heritage resource shall be inventoried and conserved.
8.3.3 Implementation
a) An inventory of buildings, structures and cultural heritage landscapes designated under The Ontario Heritage Act or worthy of designation, and buildings, structures and cultural heritage landscapes of architectural, historical and contextual interest shall be maintained in consultation with the municipal heritage committee (Heritage Burlington). c) Pursuant to The Ontario Heritage Act, The Planning Act, The Building Code Act, or any other relevant legislation, the City may pass by-laws or adopt other measures for cultural heritage resource conservation and management. d) The City shall encourage, where appropriate, the adaptive re-use of a built heritage resource in a manner that is not destructive to the character-defining elements of the resource. e) Pursuant to the provisions of The Ontario Heritage Act, the City may enter into heritage conservation easement agreements with private property owners to ensure the long-term maintenance and conservation of cultural heritage resources. f) The City may develop provisions within the City‟s comprehensive zoning by- law to ensure that the development of cultural heritage resources, and the development of properties adjacent to cultural heritage resources is compatible with the existing heritage character streetscape of the area with regard to height and lot line setbacks.
8.3.4 Heritage Conservation Designation
a) The designation of individual cultural heritage properties and cultural heritage landscapes under the provisions of The Ontario Heritage Act shall be pursued to implement the cultural heritage conservation objectives and policies of this Plan.
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Heritage Impact Statement Page 13 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
b) Cultural Heritage landscapes may be conserved through designation as Heritage Conservation Districts under The Ontario Heritage Act where some or all of the following features have been identified: (iii) the District contains other important physical, environmental or aesthetic features that, are not sufficient for designation, but lend support in evaluating the criteria for designation;
8.4 Development/Re-development Policies
8.4.1 Use and Treatment
a) All development shall consider cultural heritage resources and wherever feasible, incorporate these resources into any development plans in a way that conserves the character-defining elements of the cultural heritage resource. b) Completion of a heritage impact statement shall be required prior to any approvals for proposed development where the City foresees potential adverse impacts on the cultural heritage attributes (including important vistas and streetscape) of a property designated pursuant to The Ontario Heritage Act, or on a property worthy of designation. Completion of a heritage impact statement may be required prior to any approvals for proposed development where the City foresees potential adverse impacts on the cultural heritage attributes of any other property identified on the City’s Inventory of Cultural Heritage Resources. The content of a heritage impact statement may include, but is not limited to, the following: (i) an assessment of the cultural heritage value of the resource; (ii) a description of the proposal, including a location map showing proposed buildings, existing land uses and buildings, and existing cultural heritage landscape features; (iii) the physical condition of the resource (including that of any adjacent resource that may be directly or indirectly affected by the proposal); (iv) a description of the proposal, including a location map showing proposed buildings, existing land uses and buildings, and existing cultural heritage landscape features; (v) identification of several conservation options taking into consideration the significance of the cultural heritage resource itself, the context of the resource and all applicable municipal, provincial or federal heritage conservation principles. The advantages and disadvantages of each option will be identified, as will a preferred option; (vi) a description of the actions necessary to prevent, change, mitigate or remedy any expected impacts upon the cultural heritage resource. c) Approval of development on lands with significant cultural heritage resources may be subject to conservation of the cultural heritage resources. Should Council, in consultation with its municipal heritage committee (Heritage Burlington), determine that the proposal to alter, demolish or erect a structure that would detract from, or indirectly impair the character, quality, heritage attributes or stability of a cultural heritage resource, the proposal shall be subject to the recommendations of a heritage impact statement.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 14 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
d) Cultural heritage resources that are to be significantly altered, removed or demolished shall be recorded for archival purposes with a history, photographic record and measured drawings before alteration, removal or demolition.
The relevant underlined terms in the Burlington OP cited above have the following definitions:
Built Heritage Resources – One or more significant buildings, structures, monuments, installations or remains associated with architectural, cultural, social, political, economic or military history and identified as being important to a community. These resources may be identified through designation or heritage conservation easement under The Ontario Heritage Act, or listed by local, provincial or federal jurisdictions.
Compatible – Development or re-development that is capable of co-existing in harmony with, and that will not have an undue physical (including form) or functional adverse impact on, existing or proposed development in the area or pose an unacceptable risk to environmental and/or human health. Compatibility should be evaluated in accordance with measurable/objective standards where they exist, based on criteria such as aesthetics, noise, vibration, dust, odours, traffic, safety and sun-shadowing, and the potential for serious adverse health impacts on humans or animals.
Cultural Heritage Landscape – A defined geographical area of heritage significance, which has been modified by human activities and is valued by a community. It involves a grouping(s) of individual heritage features such as structures, spaces, archaeological sites and natural elements, which together form a significant type of heritage form, distinctive from that of its constituent elements or parts. Examples may include, but are not limited to, heritage conservation districts designated under The Ontario Heritage Act, and villages, parks, gardens, battlefields, main streets and neighbourhoods, cemeteries, trailways and industrial complexes of cultural heritage value.
Cultural Heritage Resource – A building, structure, monument, natural feature (including those that have been modified by humans, such as parks, gardens, rows of trees, etc.), an archaeological and historical site, or remains, either individually or in groups, which is considered to be of architectural and/or historical significance.
Development – (1) The creation of a new lot; (2) the making of an addition or alteration to a building or structure; (3) the construction, erection or placing of a building or structure; or (4) the change in use or intensity of use of any building, structure or premises, requiring approval under The Planning Act, but does not include: (1) activities that create or maintain infrastructure authorized under an environmental assessment process; (2) works subject to The Drainage Act; or (3) for the purposes of Section 41 of The Planning Act, the placement of a portable classroom on a school site of a district school board if the school site was in existence on January 1, 2007.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 15 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
May – There is some discretion in interpretation of, and/or flexibility in the application of this Official Plan policy.
Should – A convincing reason is required in order not to fully comply with an Official Plan policy.
Shall – It is mandatory or required to comply with an Official Plan policy.
In the City‟s OP, Schedule A – Settlement Pattern (Appendix M), the subject property is designated „Employment Lands‟ although this designation has been deferred at the request of the owner, Evergreen Community (Burlington) Limited. The Employment Lands designation would permit office and industrial land uses. Schedule B – Comprehensive Land Use Plan – Urban Area, designates the area „Land Use Designation to be Determined‟. No additional policies are contained in the land use section of the OP which addresses the conservation of heritage resources. The owner is seeking a land use designation in the OP which would permit the proposed urban development of the area primarily for residential purposes.
In the City‟s Zoning By-law (Appendix M), the subject property is zoned „D‟ or Development permitting essentially existing uses and a detached dwelling unit until the new uses of the property are approved. There are no additional requirements in this zone which address heritage resources. The owner is seeking an amendment to the zoning by-law to permit the proposed urban uses.
3.6 Standards and Guidelines for the Conservation of Historic Places in Canada
In 2005, Parks Canada produced a set of standards and guidelines for the conservation of historic places in Canada. These standards and guidelines are intended to identify best practices in the management of heritage resources which include buildings, landscapes and archaeological sites. The approach taken in developing the standards and guidelines has been informed by international charters for the conservation of heritage resources developed under the auspices of ICOMOS, the international council on historic sites and monuments, a body of heritage professionals which advises the United Nations Educational and Scientific Committee. Some municipalities in Canada have adopted Parks Canada‟s Standards and Guidelines in the management of their heritage resources.
In 2010, Parks Canada updated and expanded the Standards and Guidelines in a second edition of the document.
In general the Standard and Guidelines seek to:
preserve the heritage attributes of the historic places; ensure that restoration work is consistent with documentary evidence; ensure that alterations are reversible and do not create a false sense of history; and ensure that additions to a heritage place are distinguishable from the heritage character of the place, yet sympathetic to that character.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 16 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Although the Standards and Guidelines have not been adopted as policy by the City of Burlington, other municipalities and heritage professionals use the Standards and Guidelines as „best‟ practice in the conservation of heritage resources.
3.7 Municipal Heritage Status of the Subject and Adjacent/Nearby Heritage Properties
The Crooks/Alexander property at 5463 Dundas Street West is listed in the City of Burlington‟s Heritage Register approved by City Council as per the Ontario Heritage Act (OHA) but is not designated under Part IV or V of the Act.
In terms of adjacent or nearby heritage properties, 5210, 5218, 5226, and 5421 Dundas Street West all are listed in the Burlington Register of Properties of Cultural Heritage Value or Interest but are not designated under the OHA. 5418 Dundas Street West and 3488 Tremaine road are included in an informal inventory of heritage properties, but are not listed in the Register nor designated under the Act.
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 17 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
4.0 HISTORICAL SUMMARY
By Upper Canada Treaty No. 14, signed on September 5, 1806, the chiefs of the Mississauga Indians agreed to sell the British government a tract of land consisting of 85,000 acres stretching from the Etobicoke Creek west to Captain Brant`s lands towards the west end of Lake Ontario, save and except lands at the mouths of the Credit River and Sixteen and Twelve Mile Creeks (Figure 4.1). Lands forming Nelson Township (now part of the City of Burlington) were part of this acquisition. The John Alexander Farm is within the lands purchased by Treaty No. 14.
Figure No. 4.1 Upper Canada Treaty No. 1 Subject Site [Source: Canada, Indian and «North Affairs, Ontario Regional]
Nelson Township, which was named after Admiral Nelson, was established as a municipal unit within the Gore District. In 1851, the Gore District was divided into Wentworth and Halton counties with parts of the Gore District also going to Waterloo and Brant Counties.5 In 1958, the subject lands, which where were within Nelson Township, were annexed by the Town of Burlington. Further annexations of lands in Nelson Township by the Town of Burlington took place in 1962. In 1974 the Regional Municipality of Halton was created from the then County of Halton and, within the Region, the City of Burlington was created from the Town of Burlington, the remains of and the Township of Nelson and parts of East Flamborough Township in Wentworth County. The City of Burlington is bounded by the Town of Oakville on the east, the Town of Milton on the east and north, the City of Hamilton on the west and Lake Ontario and Burlington Bay on the south.
5 Dean, plate 98. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 18 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
In 1793, the Governor of Upper Canada, John Simcoe, ordered the survey of Dundas Road, a military facility, by Augustus Jones. Dundas Road was further surveyed, in part, by Wilmot in 1801 and 1806, who also surveyed the south part of Nelson Township in 18066. The southern part of Nelson was laid out in a single front system.
Two systems emerge as the basic methods of land survey from 1783 to 1829, the Single Front and Double Front systems. In the former system, the township was to be six miles square, seven concession deep and 25 lots wide. The size of the lots varied, with 120 and 200 acres the common sizes. The shape was long and narrow … 19 x 105 chains. The system resulted in a settlement pattern consisting of single rows of farmsteads along the concession line roads. Intensity of land use decreased to the back of the concessions where woodlands persisted.7
The initial survey imposed a settlement grid system on the land that persists to this day. Concessions were laid out in reference to their position north or south of Dundas Street.
The resulting 200 acre Township lots were rectangular in shape and were frequently divided in half into 100 acre parcels often referenced as the south (or front) and north (or rear) halves of the lot.
The subject lands are identified relative to this grid system as the south part of Lot 1, Concession 1 NDS (North Dundas Street). Selected listings from the Abstract Index to Deeds and Mortgages for the property are contained in Appendix I.
4.1 The Nineteenth Centuries
The broad character of European settlement of this area has been described in a Cultural Heritage Landscape analysis that was undertaken for the Town of Caledon in 2003: Although the subject lands are within the South Slope physiographic region immediately south of the Peel Plan, the following description is appropriate to this site.
The Peel Plain is a remarkably flat landscape … The soils of this area are classified as Class1, among the best in the Province, and the farms of those who settled here prospered and expanded. … While land clearing was a struggle, the soils were stable … able to support a variety of crop types. It was initially wheat farming that brought prosperity … Wheat prices skyrocketed in the mid 19th century … It was with the wealth generated in this period that many of the area farmers built their ‘second’ homes, most often choosing the combination of red brick with buff brick detailing which is now considered a characteristic of the architecture of the area. While some residents built all new in brick, others bricked over existing frame and log structures.
6 Gentilcore, 97, 68. 7 Gentilcore, 8 Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 19 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Beginning in this same period, the signing of the Reciprocity Treaty with the U.S.A. (1854-1865) and the arrival of the railway encouraged farmers to diversify, including an increase in livestock. This diversification in turn changed agricultural outbuilding requirements. The modest English two bay hay barn was no longer adequate in itself, leading to the construction either of a second barn or the raising of the existing barn on a stone foundation with livestock at that ground storey and hay in the loft above. Thus it was in this period that the barn became the dominant feature of the Peel Plain landscape.
The flatness of the Peel Plain means that it was almost solely the survey grid which established the form of settlement, a tapestry of fields with the occasional woodlot, wetland and/or creek. … the dominant features on the skyline are the barn and the silo along with windrow trees and/or mature front yard shade trees. Many of the properties now have a modern bungalow adjacent to the brick farmhouse … Working farms have had to adopt modern practices … with an accompanying affect on the historic landscape.
More seriously, the ease of construction afforded by this flat, cleared land and its proximity to already-established suburban and commercial/industrial enterprises to the south continues to present a strong lure to development.8
The only feature of the subject area that differed from the Peel Plain is the proximity to Lake Ontario. This proximity and its impact on the area climate resulted in fruit growing to be much more common than on the Peel Plain.
The 200 acres of Lot 1, Concession 1 NDS were patented to Elizabeth Bennett on October 24, 18089 (Appendix C, Crown Deed Map). Little is known of Elizabeth Bennett. She was likely an absentee landlord. She would have leased the land with the renter performing the normal settlement duties, such as clearing a portion of the land, constructing a modest dwelling and clearing the road in front of the property in order to secure the patent. There is no information about who rented the property.
The next entry in the history of the ownership of the property is a bargain and sale in 1821 by the commissioners of the estates of traitors to William Crooks10. In 1818, the legislature of the Parliament of Upper Canada passed legislation vesting the estates of traitors in the Crown to pay for losses or to compensate those loyal to the Crown during the war of 1812. This property was one such estate which was sold to William Crooks who:
was born in Kilmarnock, Scotland on August 1776 … About 1792 William emigrated to the Fort Niagara N. Y. area to join Crooks and Company, a company established by his half-brother Francis and his older brother James.
8 Scheinman, p. 6. 9 Land Records, Halton Region, Lot 1, Concession 1 NDS, Nelson Township, Patent. 10 Ibid, Instrument No. 94A. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 20 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
With the expropriation of the Crooks and Company premises for the improvement of defensive works at Fort Niagara, the brothers moved across the river to Newark (Niagara-on-the-Lake) in Upper Canada. After Francis died in the West Indies in 1797, the brothers formed W. and J. Crooks, which became competitively engaged in numerous enterprises, particularly military provisioning, the shipment of grain and flour to Lower Canada, brewing and distilling and the production of potash.
On December 1, 1808, William married Mary Butler, and in the same year moved to live at the Forty (Grimsby). He appears to have remained there for the rest of his life despite the acquisition of land over the years in York.
Over the next 20 years [13] children were born to William and Mary in Grimsby [including Walter (1815 - ?), George Garden (1818 – 1898), Andrew (1824 - ?), and Allen McCauley (1826 - ?)].
William appears to have prospered, although not achieving the prominence of two of his brothers [James and Ramsay].
William purchased John Green’s gristmill on Forty Mile Creek and entered into Grimsby life taking an active part in business, military, religious and Masonic activities. He became Grimsby’s first postmaster in 1816, the post office being either in or near his home. The Lincoln Militia Return for 1818 lists him as Captain of the 4th Regiment.
William died in 1836 leaving more than 7,000 acres of land in 20 townships. His wife and family moved after his death to the village of St. Ann [Tansley] in Nelson Township, Halton County. He and Mary are buried together in St. Andrew’s churchyard, Grimsby, along with their children William, Johnson, James Ramsay, Thomas Butler, Ann and Mary Elizabeth.11
As an absentee land owner, William Crooks would have leased the land. The persons renting the property are unknown.
In 1830, William Crooks secured a mortgage for £10,000, a substantial sum of money, from his brother, Ramsay for the subject property and other lands that he owned. In 1832 Ramsay conveyed the property back to his brother12.
With William‟s death in 1836 and Mary‟s move to the Tansley in Nelson Township, it is possible that the family actively engaged in farming the lands owned by the William Crooks estate, which included not only the subject lands, but other lands in the area including Lot 2 to
11 Press 12 Land Records, Halton Region, Lot 1, Concession 1 NDS, Nelson Township, Instrument Nos. 393.F & 119H. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 21 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario the west and Lot 2 Concession 1 SDS to the south-west of the subject property. It is not known on which lands the Crooks family initially took up residence.
The 1851 Census of Canada (Table 4.1) shows Walter Crooks, farmer, living with his widowed mother in Nelson Township. Andrew was also listed in association with this household, although his usual place of residence was in the United States. They lived in a frame one storey residence. Since the nominal Census does not list household locations and the 1851 Census of Agriculture, which would have provide the lot and concession of the farm, has been lost for this area of Nelson Township, it is impossible to know the location of this one storey house.
Table 4.1 1851 Census of Canada (Nominal), Township of Nelson13
Married/ Residence Age next Houses No. Name Profession Religion if out of Single limits birthday Material Storeys Families Vacant 44 Walter Crooks Farmer C England 37 S Frame 1 1
45 Mary Crooks “ 60 Widow
46 Andrew Crooks “ U States 25 S
In 1852, some lands owned by the estate of William Crooks were conveyed to his widow14. She in turn conveyed the south half of Lot 1 Concession 1 NDS to her son George and his wife in January 1855 and the south half of Lot 2 Concession 1 NDS to another son, Allen.15
Tremaine‟s 1858 Nelson Township map (Appendix C) shows George G. Crooks occupying the south 100 acres of Lot 1 Concession 1 NDS. No buildings are shown on the property; however Tremaine‟s maps are not consistent in depicting buildings. The map also shows a saw mill on the Crooks estate lands in Lot 2 Concession 1 SDS. George Crooks, who was shown in 1851 as living in Hannahsville, operated a saw mill in St. Anns (Tansley) possibly the sawmill shown on Tremaine‟s 1858 map16.
The 1861 Census of Canada (Table 4.2) shows George Crooks living on the subject property in a two storey frame house, possibly the existing house, with his wife, three children and two young adults who likely assisted on the farm. The 1861 Census of Agriculture shows that Crooks operated a 133 acre farm of which 60 acres were cultivated (51 acres under crops and 1 acre orchards) and 73 acres were wood or wild. The largest single crop, by area, was wheat, at 10 acres, followed by oats (9 acres) and peas (4 acres). There were some livestock on the farm – 5 steers, 3 milch cows, 2 horses, 1 colt, 4 sheep and 3 pigs. The cash value of the farm
13 1851 Census of Canada (nominal), Township of Nelson, Schedule A, Enumeration Area1, pp. 44-45. 14 Land Records, Halton Region, Lot 1, Concession 1 NDS, Nelson Township, Instrument No. 277B 15 Ibid, Instrument No. 919. 16 Canada Directory of Professional and Business Men, p. 111. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 22 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario was listed as $4000 and implements $10017. George Crooks was the enumerator for the Census in this area, so the information is likely accurate.
Table 4.2 1861 Census of Canada (Nominal), Township of Nelson18
Houses Age next No. Name Profession Religion birthday Material Storeys Families Vacant 1 George G. Crooks Farmer E M 43 Frame 2 1
2 Margaret Crooks “ 33 “ 3 Sarah A Crooks 10 “ 4 Eva T Crooks 7 “ 5 Mary Crooks 2 “ 6 Amanda Roberts 20 “ 7 Frederick Sheppard 18
In 1868 George Crooks and his wife Margaret sold the farm to John Alexander19. George Crooks eventually moved to the United States and died in Benton Harbour, Michigan on March 14, 1898.
Table 4.3 1871 Census of Canada (Nominal), Township of Nelson20
No. Name Profession Country of Province of birth Religion Age 7 Alexander, John Farmer O(ntario) C. England 39 8 “ , Adeline “ “ 34 9 “ , Joseph H “ “ 7 10 “ , Samuel J “ “ 5 11 “ , Adeline “ “ 2 12 Graham, Mary J “ “ 16
The 1871 Census of Canada shows John Alexander living with his wife, three children and a teen age girl who likely provided domestic help in Nelson Township (on the south half of Lot 1). No information was collected about the type of house in 1871, although it does show
17 1861 Census of Canada, Township of Nelson, Schedule B, Enumeration Area No. 1, p. 1.. 18 1861 Census of Canada (nominal), Township of Nelson, Schedule A, Enumeration Area No.1, p. 10.. 19 Land Records, Halton Region, Lot 1, Concession 1 NDS, Nelson Township, Instrument No. 101. 20 1871 Census of Canada (nominal), Township of Nelson, Schedule 1, Division 2, p 54, Line 7. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 23 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario that there was one house on the property. Other schedules of the 1871 Census show that there were two barns/stables on the property and that of the 100 acres of land owned by John Alexander, 80 were improved, with wheat occupying 20 acres and hay occupying 12 acres. Alexander also had some livestock including 2 horses, 3 milch cows, 5 steers, 9 sheep and 8 pigs.
The 1877 County Atlas (Appendix C) shows that John Alexander owned the subject property and that there was a farm house where the existing house is located on Lot 20. The Atlas also shows an orchard to the west of the farm house. No other landscape features are shown on the property in the 1877 map.
The 1881 Census of Canada shows Alexander living on the property together with his four children and a widow with her four year old son. John Alexander‟s wife, Adeline, had died in 1875. No information was collected in the 1881 census about the type of housing and agricultural information from the census has not survived. However, the census shows that there was one inhabited house (no. 235 in the census) on the property.
Table 4.4 1881 Census of Canada (Nominal), Township of Nelson21
Houses No. Name Profession Religion Age Uninhabited Inhabited 235 13 Alexander, John Farmer Ch of Eng 47 14 “ , Joseph H S “ 18 15 “ , Samuel J S “ 15 16 “ , Clara A. “ 12 17 “ , John F. “ 8 18 Ross, Elizabeth C Preby 36 19 Ross, Peter A 4
The 1891 Census shows John Alexander residing on the subject property together with his four adult children (Table 4.5). One of his sons, Joseph, appears to have assisted in the operation of the farm, while Samuel was a medical student and John F. was a school teacher. The Census lists one inhabited house on the property constructed of wood, one and one-half storeys in height with ten rooms. This would confirm the existence of the Crooks/Alexander House on the property. In addition, Alexander was listed as an employer, although no hands were employed during the year.
21 1881 Census of Canada (nominal), Township of Nelson, Schedule 1, Division 1, p 50, Line 6. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 24 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Table 4.5 1891 Census of Canada (Nominal), Township of Nelson22
Houses Hands employed No. Name Age Profession Religion Employer Inhabited during year 6 W ½ /10 Alexander, John 56 Farmer C England 1 - 7 “ , Joseph H 27 “ “ Medical “ 8 “ , S. J. L. 24 Student 9 “ , Clara A 21 “ School “ 10 “ , John F 19 Teacher
4.2 The Twentieth Century
As of the 1901 Census, John Alexander was living on his farm on the south half of Lot 1, Concession 1 NDS in Nelson Township. John was farming not only the 100 acre property that he owned, but also renting and farming a further 40 acres. John lived in a „composite‟, ten room house on the property together with his three adult children and a farm laborer. The material construction of the house was no longer identified as wood (1891 Census) but was now identified as composite, which includes rough cast or stucco, suggesting that between 1891 and 1901, the Crooks/Alexander House was resided. The Census also shows that John Alexander was assisted in the operation of the farm by his two sons. In addition, the farm was shown as having 3 barns/stables on the property.
Table 4.6 1901 Census of Canada (Schedules 1 & 2), Township of Nelson23
Real Estate No. of Location Houses No. of Dwel- Age Owned (acres) Barns, No. ling Profes- rooms / Name Stables, House sion at last Family Lot Con birthday Vacant Occupied owned rented etc
S ½ 1 1 1 Alexander, John Farmer 69 1/C 10 100 40 3 1 NDS
2 “ , Joseph “, son 38
3 “ , Samuel J “, son 35
4 “ , Clara A 32
Farm Weston, Richard 5 Laborer 23
22 1891 Census of Canada (nominal), Township of Nelson, Schedule 1, Division 2, p 7, Line 6. 23 1901 Census of Canada , Township of Nelson, Schedules 1 & 2, Enumeration Area No. G-2, pp 1 and 1. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 25 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
The 1911 Census of Canada continues to show an elderly John Alexander living on the farm with two of his adult children and his nephew, Joseph Mills. No information was collected in the 1911 census about housing and the census of agriculture has not survived.
Table 4.7 1911 Census of Canada (Schedule 1), Township of Nelson24
$ Earnings in Dwelling Age at Place of No. Name 1910 from chief House Profession last Habitation; birthday occupation
1 1 Alexander, John Farmer 79 Not answered Nelson 2 “ , Samuel “ 45 “ 3 “ , Clara 36 “ 4 Mills, Joseph Farmer 59 “
In 1916 John Alexander died and was buried in the Palermo United Cemetery (Figure 4.1) in Trafalgar Township. The executors of John Alexander‟s estate conveyed the farm to his son Samuel Alexander25.
Figure No. 4.2 Alexander Tombstone [Source: http://cemetery.canadagenweb.org]
A 1934 aerial photograph shows the property during Samuel Alexander‟s tenure (Appendix D – 1934). The Crooks/Alexander Farm House is clearly shown in this photograph, albeit with a different tail wing (on the north side or the rear of the building) than currently exists. In 1934, the property was intensively farmed except for the woodlot towards the north-west
24 1911 Census of Canada, Township of Nelson, Schedule 1, Enumeration Area No. 8-2, p 1. 25 Land Records, Halton Region, Lots 1, Concession 1 NDS, Nelson Township, Instrument No. 9778. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 26 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario corner of the property. Trees and hedgerows exist generally around most of the farm fields, along the Dundas Street frontage and in isolated stands along the Tremaine Road frontage. To the west and north-west of the farm house two farm fields are covered with orchards. The tree lined farm lane, which is perpendicular to Dundas Street, extends from Dundas to the barn on the east side of the farm house. There is no landscaping evident around the House other than stands of trees in the front and rear yards.
In 1948 Samuel Alexander died and the farm was sold by his estate to Grant Morton26. In 1959, Morton sold the farm to William Stevenson27.
The property remained largely unchanged in 1965 (Appendix D - 1965) except for the removal of a portion of the orchard to the west of the Farm House and its replacement by a forest stand and the construction of a new barn on the property. Between 1965 and 2009 (Appendix D – 2009), there were a number of changes to the property including the complete removal of the orchard, the creation of a new laneway from north of the barn to Tremaine Road, the construction of Highway 407 immediately north of the property and the creation of rural residential lot towards the north end of the farm on Tremaine Road and a new tail wing for the Farm House. Dundas Street was also widened in front of the Farm.
26 Ibid, Instrument No. 31246. 27 Ibid, Instrument No. 105504. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 27 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
5.0 HERITAGE EVALUATION
In November 2011, I conducted an on-site exterior survey to identify the heritage value of any built resources or cultural heritage landscapes on the subject property. The heritage resources were evaluated using the criteria established by Regulation 9/06 under the Ontario Heritage Act included as Appendix J.
5.1 The Built and Landscape Resources of the Property
The following components of the property are documented in photographs and sketches in: - Appendix E – House Exterior, - Appendix F – Floor Plan Sketches - Appendix G - House Interior, and - Appendix H – Landscape. The measuring stick that appears in the photographs is marked in one foot intervals.
5.1.1 Crooks/Alexander Farm House
The construction date of this House is difficult to precisely determine. The 1861 Census indicates that this property had a frame, two storey house, while the 1877 Atlas shows a house roughly in the current location of the House. Information suggesting a much earlier date was not found. The 1851 Census states that Mrs. Crooks senior was living in a one storey frame house somewhere on her extensive area landholdings. The windows of the Crooks/Alexander House suggest an1850s or 1860s construction date. George Crooks acquired the property in 1855 and possibly built the house for his new wife at that time. Duncan‟s study of interior mouldings in York County suggests that, based on the interior mouldings of this House, it could have been constructed in the 1850s or 1860s. Based on all of this information, the House was likely constructed between 1855 and 1860.
Figure 5.1 Crooks/Alexander Farm House South and East Elevations (2007)
Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 28 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
The Crooks/Alexander Farm House, which is setback approximately 21 metres from the Dundas Street right-of-way, is a single detached one and one-half storey frame structure clad in modern metal or vinyl siding. This siding has been applied over stucco or rough cast. The 1891 – 1901 census suggests that even the rough cast siding is a replacement for the original siding. In 1891, the building was classified as „wood‟, suggesting clapboard or board and batten siding, while the 1901 census classified the building as composite, suggesting the roughcast siding had been added between 1891 and 1901. The main section of the House sits on a random coursed, rubble stone foundation, while the tail wing rest on a concrete block foundation.
The main structure of the House is rectangular in plan measuring approximately 31 feet by 37 feet (Appendix F) with a smaller rectangular, one storey tail wing measuring 32 feet by 11 ½ feet attached to the rear or north elevation. There is no visible evidence of the earlier tail wing shown in the 1934 aerial photograph.
The building is capped by a medium pitched gable roof with a centre gable on the front or south elevation. The asphalt shingled roof has unadorned projecting eaves and metal or vinyl clad soffits. A modern rectangular stone clad exterior chimney stack is found on the east elevation towards the south end. This chimney provides a flue for both the ground floor fire place and the basement furnace. The chimney stack, which is flush to the wall, pierces and projects beyond the eave. There is no evidence of the chimney stacks which would have once projected above the gable peak on both the east and west ends of the building. The tail wing has a low pitched shed roof.
South Elevation – The south or principal elevation is a three bay façade with a centre door (Appendix E) and a symmetrical arrangement of two flanking window openings. The ground floor window openings, which could not be measured on the exterior because they were boarded up, each contain two sashes, one above the other, with each sash containing six glazing units. The sash, as measured on the interior, is 3‟ by 3‟ 6”. The framing around the window opening is clad in metal. The metal cladding both the window and door openings suggested pedimented headers, while the window openings appear to have slipsills. It was not possible to determine how much damage was done to the door and window frames in applying the metal cladding. The door openings, which is currently boarded up, contains a flat, double glazed transom, side lights, also with two glazing units, box paneling below the side lights and a single leafed, three paneled wood door. The door measures 7‟ by 2‟10½”. Above the centre door opening, there is a window in the centre gable containing a double hung, 2 over 2 window. The openings contain modern aluminum storms.
Any evidence of a veranda on the south elevation has been concealed by the modern siding. It is impossible to determine from the 1934 aerial photograph (Appendix D) whether there was a veranda on the House at that time. However, a veranda would have been appropriate. Although no old photograph could be found of the Crooks/Alexander House, the 1924 photograph of a nearby house of a similar style (Figure 5.2) shows the type of veranda (and the chimneys) that might have graced this House. Currently there is a concrete and stone
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Heritage Impact Statement Page 29 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario stoop at the front entrance, part of the low concrete railing having been removed to accommodate a wheel chair ramp.
Figure 5.2 5210 or 5226 Dundas Street, 1924 [Source: Halton Images]
East Elevation – This elevation contains the exterior chimney stack, three window openings on the ground floor and two on the upper floor (Appendix E). It also contains a door and window opening on the tail wing. It appears that, to accommodate the interior fire place and chimney stack, one of the original window openings was removed and two smaller openings, each containing one of the sashes with six glazing units from the original window, were created flanking the chimney. The other ground floor window opening is typical of those found on the south elevation. The two upper floor windows contain the same rectangular window found in the centre gable of the south elevation. The door and windows in the tail wing are modern units. During the inspection of the building, a former owner of the property advised that a portion of the wall of this elevation had failed and had to be rebuilt, prompting the installation of the fireplace. Evidence in the basement wall (Appendix G – Basement – south room, east wall) confirms the extensive rebuilding of this wall.
North Elevation – This elevation contains the four window openings and door of the tail wing. All windows and the door are modern units without architectural merit.
West Elevation - The west elevation of the main structure contains two of the typical ground floor windows openings with six over six double hung sash, one of the typical upper floor window openings with two over two sash, a modern upper floor door accessed by a simple wooden balcony and stairs and a modern octagonal window. The tail wing contains a rectangular window opening with modern glazing. This elevation appears to have been altered, converting one of the upper floor window openings to a door for access to the upstairs apartment unit.
Alterations to the exterior of this structure are quite extensive and include:
- recladding of the building with modern siding; - recladding of all of the door and window casings with modern materials; - loss of original chimneys and addition of an exterior chimney stack; - loss of the original tail wing and its replacement with a modern structure;
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- loss of decorative elements in the gable peaks; - possible loss of the veranda and addition of concrete and stone stoop; - change in window openings on both the east and west elevations; and - addition of metal storm windows and doors.
There have been a number of foundation repairs/rebuilds, particularly on the east elevation, and reconstruction of part of the wall above.
No early photographs could be found of the building.
The architectural style of this house is a vernacular variation on the „Gothic Revival‟ or „Ontario Cottage‟.
In Ontario, where the Gothic Revival had more influence than anywhere else in Canada, the 1830s witnessed the appearance of Neo-Gothic features in another version of the Neo-Classical house that was primarily built in small towns. This was dubbed the Ontario Cottage, although the same type of building is found in other British colonies, where it was apparently introduced by discharged British soldiers. It was usually a house with one-and-a-half stories, a square plan, three bays on the main façade and a pavilion roof. The influence of the Gothic Revival is seen in the appearance of a small central gable with a fretted fascia board highlighting a gothic window; sometimes the shape of the other windows and the door is also modified.28
Blumenson has also described Gothic Revival styled buildings.
The most common and often singular feature shared by many houses across the Province is the simple lancet or pointed window, located in the centre gable above the main door. Another common detail is the vergeboard or bargeboard, a roof trim ideally decorated with curvilinear patterns. Hood-moulds with carved label stops, numerous dormers and gables, finials, pinnacles and crockets are other features highlighting a formal brick villa or modest frame dwelling. Bay windows, verandas and a steep roof pierced by tall decorated chimney stacks also add to the ideal picturesque quality of the building.29
However this House, in its current state, lacks the pointed window and detailing (vergeboard, finials, chimney stacks) characteristic of the style.
On the interior of the House, there have been substantial alterations with the remaining heritage fabric exhibiting a low to moderate level of craftsmanship particularly in the wood detailing (Appendix G).
28 Brosseau, p 11. 29 Blumenson, p. 37. Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 31 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Figure 5.3 Crooks/Alexander Farm House Front Entrance
The basement is accessed through a set of stairs in the rear wing. Originally this may have been an exterior entrance when the earlier tail wing, shown in the 1934 aerial photograph (Appendix D), was in place. The rubble stone walls of the basement have been parged with a white wash and are approximately one foot thick. The floor of the basement is poured concrete, a later alteration. The basement is divided into two rooms separated by a stone rubble partition. The floor joists, which are 7” by 2 ½” on 3‟ centres, rest directly on the foundation and partition wall. The ceiling height in the basement is 6‟ 2”. There was no evidence of ground floor fireplaces in the ceiling of the basement.
On the ground floor, there is a centre hall or vestibule containing the front entrance with its side lights and flat transom. Normally, the paneling below the side lights would match the three paneled front door, not the case in the Crooks/Alexander House. The sash in the side lights does not fit properly within the openings (the space at the top of the sash has a thick filling of sealant) and has a thick muntin bar atypical of the period when the House was constructed. The side lights are not original. The transom is a crudely crafted unit. On the west and east walls of the hall are the entrances to the flanking side rooms. Normally there would have been a staircase providing access to the upper floor facing the front entrance. However the original staircase has been removed and the north wall partitioned.
In Room 2, to the east of the hall, the east wall has been rebuilt with a fireplace with a rubble stone mantel and over-mantle inserted, flanked by two new window openings. The door to the Hall matches the design of the front door. The south wall contains the original window opening with the double hung sash and very simple casing which may be a modern replacement to match the casings for the two new windows on the east wall. The north wall of this room may be a new partition based on the modern based boards, door and door casing used in its construction. To the rear of Room 2, Room 1 appears to be a repartitioned space based on the plain board window and door casings and the size of the room.
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To the west of the Hall, Room 3 has been reconfigured as a bedroom, although judging by some of the baseboards, which are 16 inches in height compared to the 10 inch baseboard in Room 2, may have been the parlour. To the rear of Room 3, Room 4 appears to be a largely new space created by new partitions on the east and north walls. The entrance on the north wall of this room, which leads to the bathroom, is a modern board door. To the rear of Room 4, the bathroom is a newly created space built with relatively modern materials.
Similarly, Room 5, the kitchen, is a newly created space constructed of modern materials. The kitchen contains staircase, which has been closed off, to the upper floor. This staircase is likely not original, having been constructed during an earlier phase of alterations to the building.
The tail wing consists of one large room also made with modern materials.
The upper floor has a wide centre hall (with no staircase), with openings to four rooms. Only one door, a modern replacement, remains. Door and window casings are simple boards. The area where the plaster work has been opened, the use of wire nails to hold the lath in place suggests that much of the plaster work on the second floor is not original. Room 4 on the upper floor has been repartitioned as a kitchen and bathroom.
The ceiling height on the ground floor is 8‟ 8”, while on the upper floor it is 7‟ 2 ½”.
The attic is accessed by a hatch in Room 4. The roof appears to have been reconstructed as the rafters are not single boards, but rather two pieces nailed together. There is no centre ridge board. Further the gable ends are an odd form of construction (Appendix G, Interior Photographs – Attic). All of this suggests that the roof has been raised, giving it a steeper pitch than originally constructed.
5.1.2 Crooks/Alexander Farm Landscape
The landscape today consists of three distinct elements – the farm fields, the remains of the farmstead and the woodlands on the west side of the property (Appendix D – 2009).
In 1877 the map, the only landscape feature noted on the farm was the orchard to the west of the Farm House (Appendix C).
The orchard shown on the 1877 map still existed in 1934 (Appendix D – 1934), and had been extended north. In addition, in 1934 there was a large wood lot on the west side of the property towards the north end of the farm. The rest of the farm consisted of the farmstead and a pattern of rectangular fields with some hedgerows dividing the fields. There was also a line of trees along Dundas Street frontage of the farm. The farmstead consisted of a tree lined lane perpendicular to Dundas Street, the Farm House and a barn complex to the rear of the House. Some deciduous trees were planted around the House.
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Figure 5.4 2007 Landscape around the Crooks/Alexander Farm House viewed from Dundas Street and the farm lane
By 1965 (Appendix D), the landscape pattern evident in 1934 remained in place, except the south half of the orchard had become partly a woodlot and partly an open field, the hedge rows were more prominent and the trees lining the Dundas Street frontage had been removed. This landscape pattern persisted through to 2009, although the orchard had become a wood lot, the farm lane had been extended to Tremaine Road, trees had been planted along Dundas Street and a rural residential lot had been created towards to the north end of the farm on Tremaine Road. Since 2009, all farm buildings, except the House, have been removed.
Recent photographs of the property (Appendix H) show that the only landscape features associated with the House are the planting of deciduous trees, most of which are relatively young, around the House and along the farm lane.
5.2 Evaluation of the Heritage Resources of the Property
The criteria for determining cultural heritage value or interest under the Ontario Heritage Act (Appendix J) are grouped into three broad categories:
design and physical value; associative or historical value; and contextual value.
Based on the historical analysis of the property and a detailed examination of the resources on the property discussed above, they were evaluated using the criteria.
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5.2.1 Crooks/Alexander Farm House - Cultural Heritage Value
The Crooks/Alexander Farm House does not have sufficient cultural heritage value to merit designation under the Act for the following reasons:
in respect of design or physical value:
It is not a unique example of a style, type, expression, material or construction method; o it is not a well preserved example of a common vernacular interpretation of the „Gothic Revival‟ or „Ontario Cottage‟ architectural style; the building has a moderately low degree of heritage integrity having lost many character defining features as originally constructed such as the original siding, its original chimneys; front veranda and tail wing. In fact, the roof construction suggests that originally the House had a lower pitched gable roof and probably lacked the centre gable.
The House does not display high degree of craftsmanship on either the exterior and interior; and
The House does not display a high degree of technical or scientific achievement. . in respect of historical or associative value:
The House does not have direct association with a theme, event, belief, person, activity, organization or institution that is significant to the community; o Although the George Crooks was the son of a prominent pioneer family in Upper Canada, Crooks only owned the property for thirteen years before he sold it to John Alexander and eventually moved to the United States; o Neither George Crooks nor John Alexander were significant in the development of the community.
The House does not yield or has the potential to yield information that contributes to an understanding of a community or culture o The Crooks/Alexander Farm House is unlikely to yield any more information that would contribute to our understanding of the community or culture than any other farm house in the area; in fact the subsequent alterations have diminished the potential to yield information about the culture of which the Crooks and Alexander families were a part.
The House does not demonstrate or reflect the work or ideas of an architect, artist, builder, designer or theorist who is significant to the community; o The original designer/builder of the House is unknown; even if known, this House would add little to our understanding of their body of work.
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in respect of contextual value:
The House is not important in defining, maintaining or supporting the character of the area o The municipality has approved urban development for the area; this Farm House is not important in defining that character. o Although the Farm House may have had significance in being a reminder of the agricultural origins of the area, the considerable extent of alterations to the building has diminished that value to the point that it does not warrant retention.
It is not a landmark o The Farm House does not frame or terminate a viewscape nor is it an important point of reference in the landscape.
5.2.2 Crooks/Alexander Farm Landscape – Cultural Heritage Value
The landscape of the property, which is an evolved intensive agricultural operation, consists of the following elements: woodlots; a farm house with no associated farm buildings (barns, sheds, garages or storage buildings); lawns; isolated trees, most of a recent date, around the House and along the lane; and vast expanses of farm fields with some hedgerows. In my opinion, the farm landscape does not have sufficient design value to warrant conservation under the Ontario Heritage Act.
The woodlots will be retained in the development of the property.
5.3 Summary of Cultural Heritage Values
The Crooks/Alexander Farm House and landscape, either individually or collectively, do not have sufficient cultural value or interest as defined by regulation issued under section 29 (1) under the Ontario Heritage Act:
they do not have significant design value or physical value; they do not have significant historical or associative values; and they do not have significant contextual values.
In my opinion, the Crooks/Alexander Farm property does not satisfy the criteria for cultural heritage value under the Act.
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5.4 Adjacent/Nearby Heritage Properties Cultural Heritage Values
I examined the cultural heritage values of nearby heritage properties. The heritage values of five of the six properties as documented are limited to the residential buildings on each of the properties. There is the possibility that, in the case of 3488 Tremaine Road, the heritage values include the frame barn. I could not identify the heritage value of the one property that is listed in the heritage inventory but is vacant – 5210 Dundas Street West.
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6.0 DEVELOPMENT PROPOSALAND ITS IMPACT ON THE HERITAGE RESOURCE
6.1 Description of the Development Proposal
The owner is proposing to develop a 67.38 hectare parcel of land north-east of the Dundas Street and Tremaine Road intersection and south of Highway 407 for a mix of urban uses as shown in the „Preliminary Master Plan‟ for the Evergreen Community (Appendix L). The Master Plan is conceptual, with detailed delineation of development areas to be determined later. On the subject property, the Master Plan provides for the following land uses:
- residential uses consisting of single detached and semi-detached houses, townhouses, and mid-rise and high-rise condominium uses; - a storm water detention area in the south-east corner of the property; - two parks encompassing the existing woodlots on the west side of the property at Dundas Street and towards the north limit of the property; and - a parkette and other green space uses.
The Master Plan shows two vehicle entrances to the development, one from Dundas Street and the other from Tremaine Road.
Detailed planning of the site is underway, the results of which are not available at this time.
6.2 Impact of the Proposed Development on the Heritage Resource
It is difficult to determine, at this stage of the planning process from the Preliminary Master Plan, the precise impacts of the development on the heritage resource and its context.
Crooks/Alexander Farm House
Figure 6.1 Crooks/Alexander Farm House and the Proposed Development
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However, based on the Master Plan, the existing location of the Crooks/Alexander Farm House is proposed to be part of a parkette to be developed south and east of the existing woodlot (Figure 6.1). Development of the parkette would involve demolition of the Crooks/Alexander Farm House or its retention as a possible community facility. The developer is proposing that it not be retained.
6.3 Options for Managing the Heritage Resource
Normally the following broad options for the conservation of cultural heritage resources are considered in evaluating a proposed development:
1. Full/partial retention in situ in its original use;
2. Full/partial retention in situ in a new use;
3. Relocation to a new location on the property
4. Relocation to a new location off the subject project; and
5. Demolition of the resource while preserving the memory of the resource.
The following is my assessment of the options for managing the heritage resource.
Option 1 – Full/partial retention in situ in its original use
This option involves retaining all or a portion the building in a residential use on its current site.
Retention of this building in a residential use would create an isolated residential lot in a large open space area. Given the proposed land use and the limited heritage value of the resource, I do not recommend retaining the building in a residential use on its existing site.
Option 2 – Full/Partial retention in situ in a new use:
This option involves retaining all or a portion the building with a new use, such as community facility, on its current site.
While this option could be achieved given the proposed development, in my opinion, the heritage values which the Crooks/Alexander Farm House embodies do not warrant the investment required to convert this building to a community use. Therefore, I do not recommend retaining the building in a new use on its existing site.
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Option 3 – Relocation elsewhere on the property:
This option involves moving the Crooks/Alexander Farm House off of its current site to a new lot within the proposed development. Such an option retains the connection between the original farm property and the House.
As with option 2, relocation is an option which could be achieved given the nature of the residential development proposed, the size of the house and the ease with which it could be moved. However, in my opinion, the heritage values of the Crooks/Alexander Farm House do not warrant the investment required to relocate the House and convert it to a modern residential or community use. Therefore, I do not recommend retaining the House in a new location on the property.
Option 4 – Relocation elsewhere off of the subject property:
This option involves moving the Crooks/Alexander Farm House off of its current site to a new lot elsewhere within the municipality.
For the reasons discussed under Option 3 in addition to the loss of the connection to the original farm property that this option entails, I do not recommend retaining the House in a new location elsewhere in the municipality.
Option 5 – Demolition of the Crooks/Alexander Farm House:
This option involves permitting the demolition of the Crooks/Alexander Farm House while preserving its memory through measures such as recording, plaquing and street naming.
Demolition or removal may be permissible if the heritage resources have minimal cultural heritage value and the integrity of the building, from a structural and/or heritage perspective has been compromised. This resource has been shown to have minimal cultural heritage value as evaluated against regulation 9/06 of the Ontario Heritage Act. The heritage integrity of this resource is relatively low, with many of the original heritage attributes having been removed or altered in an unsympathetic manner. Therefore, I have no objection to approving the proposed development should it require the removal/demolition of the Crooks/Alexander Farm House and associated landscape features on the property at 5463 Dundas Street West provided that the memory of the agricultural development of the property is preserved as recommended.
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6.4 Recommendations for Mitigating the Impact of the Development on the Heritage Resource
In order to mitigate the impact of the proposed development on the Crooks/Alexander Farm, I recommend the following:
1. The owner be required, as a condition of approval of the proposed development, to commemorate the heritage values of the property through interpretive measures such as plaquing and street naming. This could include:
a. plaquing in a form and location acceptable to the Town, possibly in conjunction with commemorative requirements for 5421Dundas Street West, which would provide information about the building, its previous occupants and the farming that once occurred on the lands. Figure 6.2 is an example of plaquing used to inform the public of historic facilities that no longer exist in Algonquin Park; and
b. the naming of streets to commemorate the occupants or the farming that once occurred on the land. Some options for street naming could include „George Crooks‟ or „John Alexander‟.
Figure 6.2 Algonquin Provincial Park, Cache Lake Heritage Zone, Highland Inn Plaque
6.5 Impact of the Proposed Development on adjacent/nearby Heritage Properties
I have examined the proposed development in relation to the nearby heritage properties (Appendix K) and it is my opinion that the heritage attributes of those properties will not be adversely affected by the development on the subject property. Specifically:
5421 Dundas Street West – Crooks/ Norton Farm House - This heritage building is to the west of the proposed wood lot on the subject site. Although Wayne Morgan March 2012 Heritage Planner
Heritage Impact Statement Page 41 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
at 34 metres, it is close to the subject property, it will be buffered by the retention of the existing wood lot by any potential adverse impacts on its heritage values. Therefore the proposed development on the subject site will not adversely affect the heritage values of the Crooks/Norton House.
5418 Dundas Street West – This property is across Dundas Street from the proposed development. The heritage feature on this property, the house, is 60 metres from the proposed development property. This house is in a poor state and not listed in the City‟s Register of Heritage Properties. The heritage attributes of this house will not adversely affected by the proposed development because of the distance involved and the separation from the development site by Dundas Street.
5226 Dundas Street West –This property is on the opposite side of Dundas Street from the proposed development. The heritage feature of this property, the house, is more than 700 metres from the south-west corner of the proposed development. Again, in my opinion, because of the distance involve and the attributes of this heritage resource, the development on the subject site will not adversely affect the heritage values of this house.
5218 Dundas Street West – This property is also on the opposite side of Dundas Street from the proposed development. The heritage feature of this property, the house, is more than 800 metres from the south-west corner of the proposed development. Again, in my opinion, because of the distance involve and the attributes of this heritage resource, the development on the subject site will not adversely affect the heritage values of this house.
5210 Dundas Street West – Although this property is listed in the City‟s inventory of heritage properties, there were no buildings on the property and no landscape features of note. At almost 840 metres from the subject development, any heritage attributes of the property will not be adversely impacted by the proposed development.
3488 Tremaine Road – The house and barn on this property are almost 790 metres north of the proposed development and separated by Highway 407. In my opinion, the heritage values of this property will not be adversely impacted by the proposed development.
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Heritage Impact Statement Page 42 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
7.0 CONCLUSIONS AND RECOMMENDATIONS
The owner of an approximately 67.38 hectare parcel of land north-west of the intersection of Tremaine Road and Dundas Street West in the City of Burlington (formerly part of the Township of Nelson) proposes to develop the lands as part of a larger Evergreen Development Community, primarily for residential, storm water management and parks uses. The portion of the proposed development on the subject property will be accessed by a road (Street „A‟) entering the site north from Dundas Street and another road (Street „B‟) entering the site from Tremaine Road.
7.1 Conclusions
I have evaluated the cultural heritage significance of the subject site and, based on a full examination of the structures and property, it is my opinion that the Farm House and landscape on the Crooks/Alexander Farm property do not have significant cultural heritage value or interest for the following reasons:
1. design value or physical value because the structures and landscape: o are not rare, unique, representative or early examples of a style, type, expression, material or construction method; the House is an example of very common building type that has been considerably altered; o do not display a high degree of craftsmanship; and o do not display a high degree of technical or scientific achievement.
2. historical or associative values because: o no owner of this property who lived on and work the farm was prominent in the community‟s development; o no significant event, theme belief, activity or organization in the community is associated with this property; o the structure and landscape do not yield or have the potential to yield information that contributes to an understanding of the community; and o the structures and landscape are not associated with a designer, builder or artist significant to the community.
3. contextual values, because the structure and landscape are not: o important to defining and supporting the rural character of the area; and o landmarks in the area.
While the Crooks/Alexander Farm House and landscape do not have significant cultural heritage value warranting full conservation under the Ontario Heritage Act, they do have some heritage value to the community. Therefore, in order to mitigate the impacts of the proposed development on the heritage resources of the property, I have recommended the following:
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o Commemoration of the history of the property and building through plaquing and street naming.
I have examined adjacent/nearby heritage properties. In my opinion, the proposed development will not adversely affect the heritage attributes of any nearby heritage properties.
7.2 Recommendations
The recommended option for managing the heritage resource on this property is to permit the demolition and removal of the Farm House and landscape feature, subject to documentation and commemoration. This report has provided extensive documentation of the history of the property and the resources located thereon. It is my opinion that the documentation in this report is adequate and that no further documentation by the owner be required.
Recommendation - Record of the Heritage Values of this Property
1. The documentation and photographs contained in this report be a sufficient record of the House, Farm Buildings and Landscape.
Recommendation – Permit the removal of all existing structures subject of commemoration
2. The City of Burlington should permit the removal of the Crooks/Alexander Farm House on the property at 5463 Dundas Street West as a condition of development approval subject to securing a commitment to commemorate the heritage values of the property as recommended in section 6.4 of this report.
Commemoration of the property should include measures such as an interpretive plaque and possible street naming.
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SOURCES CONSULTED
Publications
Blumenson, John. Ontario Architecture A guide to Styles and Building Terms 1784 to the Present. Fitzhenry & Whiteside. Toronto. 1990.
Chapman, L. J.; Putnam, D. F. The Physiography of Southern Ontario. 2nd Edition. University of Toronto Press. Toronto. 1966.
City of Burlington, Official Plan, – June 2011 office consolidation.
City of Burlington, Zoning By-law, as amended.
Dean, W. G., editor. Economic Atlas of Ontario. University of Toronto Press. Toronto. 1969.
Dieterman, Frank A., ed. Mississauga, the First 10,000 Years. Mississauga Heritage Foundation. Mississauga. 2002.
Duncan, George W. J., York County Mouldings for Historic Interiors. The Architectural Conservancy of Ontario Inc. Toronto. 2001.
Gentilcore, Louis; Donkin, Kate. Land Surveys of Southern Ontario, Supplement No. 2 to the Canadian Cartographer, Vol. 10, 1973.
Gentilcore, R. Louis; Head, C. Grant. Ontario’s History in Maps. University of Toronto Press. Toronto. 1984.
McIlwraith, Thomas. F. Looking for Old Ontario. University of Toronto Press. Toronto. 1997.
Morgan, Wayne Heritage Planner. Evergreen Community, Crooks/ Norton Residential Development Proposal, 5421 Dundas Street West, City of Burlington. Heritage Impact Statement. January 20089.
Ontario Regulation 9/06 made under the Ontario Heritage Act, Criteria for Determining Cultural Heritage Value or Interest, January 25, 2006.
Ontario Heritage Act, R.S.O. Chapter 0.18.
Ontario Ministry of Culture. Heritage Resources in the Land Use Planning Process. Queen‟s Printer for Ontario, Toronto, 2006.
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Heritage Impact Statement Page 45 Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Ontario Ministry of Public Infrastructure Renewal. Places to Grow, Growth Plan for the Greater Golden Horseshoe. Queen‟s Printer for Ontario. Toronto. 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. Second Edition. Ottawa. 2010.
Press, Marian. Simcoe’s Gentry: Toronto’s Park Lots, William Crooks. Website: http//torontofamilyhistory.org/simcoesgentry/26/william-crooks.
Regional Municipality of Halton. Official Plan. Office Consolidation, 2006.
Scheinman, Andre. ENVision – The Hough Group. Criteria for the Identification of Cultural Heritage Landscapes. Town of Caledon. September 17, 2003.
Museums / Government Offices
City of Burlington, Planning Department, Jenna Langdale, Planner
National Airphoto Library, Ottawa.
Ontario Ministry of Government Services, Land Registry Office, Halton Region, Milton, Ontario.
Maps
Department of Energy, Mines and Resources. Surveys and Mapping Branch. National Topographic System. Map 30M/5W, Hamilton, Ontario. Edition 5. Scale 1:50,000. Ottawa. 1963.
Pope, J. H. Illustrated Historical Atlas of the County of Halton, Ontario. Walker & Miles. Toronto. 1877.
Tremaine, George R., Tremaine’s Map of Halton County, Canada West, G. R. & G. M. Tremaine, Toronto, 1858.
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Appendix A: Property Survey
Cultural Heritage Impact Statement Appendix A: Property Survey Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Source: J. D. Barnes Limited, April 2, 2007.
Wayne Morgan March 2012 Heritage Planner
Appendix B: Photographs - Context
Cultural Heritage Impact Statement Appendix B: Photographs - Context Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Crooks/Alexander Farm House
Dundas Street Subject Site
Crooks/Alexander Farm House on Dundas Street looking north-west
Dundas Street looking west Dundas Street from the driveway into the Crooks/Alexander Farm House
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix B: Photographs - Context Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Dundas Street
Dundas Street south side opposite the driveway into the Crooks/Alexander Farm House
Dundas Street looking east from the driveway into the Crooks/Alexander Farm House
Subject Site
Dundas Street
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix B: Photographs - Context Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
1564 Cormack Crescent Dundas Street
Tremaine Road
Dundas Street – Tremaine Road intersection – looking south-east
1369 Subject Site 1564 Cormack Rometown Subject Site Crescent Drive
Tremaine Road Tremaine Road looking south from the Tremaine Road entrance into the subject site
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix B: Photographs - Context Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Tremaine Road
Tremaine Road east side opposite the Tremaine Road entrance into the subject site
Subject Site
Tremaine Road Tremaine Road looking north from the Tremaine Road entrance into the subject site
Wayne Morgan March 2012 Heritage Planner
Appendix C: Maps
Cultural Heritage Impact Statement Appendix C - Maps Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Crown Deed Map
Subject Property
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix C - Maps Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
1858 – Tremaine
Concession I NDS
Concession I SDS
Subject Property
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix C - Maps Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
1877 – Halton County Illustrated
Historical Atlas CONTEXT
Concession I NDS
Dundas Street West
Tremaine Road
Concession I SDS Site of 1559 Cormack Crescent (no house) Subject Property
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix C - Maps Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
1877 – Halton County Illustrated Historical Atlas FARM
Orchard
Farm House
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix C - Maps Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
1935- 1952 - National Topographic Survey Scale 1:50,000
Rail Line
Tremaine Electric Road Transmission Line
Bronte Creek
Barn
Farm House
Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Appendix D: Aerial Photographs
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Property
Tremaine Road
Farm House
1934 Source – National Airphoto Library Roll No 4837, Photo 37 Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Orchard
Barn
Farm House
Dundas Street West
1934 South-west corner of Farm Source – National Airphoto Library Roll No 4837, Photo 37
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Barn
Orchard Tail wing
Farm House
Farm lane
Dundas Street West
1934 Farmstead Source – National Airphoto Library Roll No 4837, Photo 37
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Property
Tremaine Road
Farm House
1965 Source – National Airphoto Library Dundas Street West Roll No. A19345 Photo 26
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Farmstead
Barn
Tail wing
Farm House
Farm Lane
Dundas Street West
1965 Source – National Airphoto Library Roll No. A19345 Photo 26
Wayne Morgan March 2012 Heritage Planner
Creek
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Property Highway 407
Tremaine Road
Farm House
2009 Source – Google Earth Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix D – Aerial Photographs Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Farmstead
Barn
Shed
Farm Lane
Farm House
2005 Source – Google Earth
Wayne Morgan March 2012 Heritage Planner
Appendix E: Crooks/Alexander Farm House Exterior Photographs
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
South Elevation, 2007
South Elevation, 2011
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
South and West Elevations, 2007
South and West Elevations, 2011
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
East Elevation, 2007
East Elevation, 2011
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
North Elevation, 2007 North Elevation, 2011
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
3’ 1”
7’
West Elevation, 2007
West Elevation, 2011
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
West and South Elevations, 2007 West and South Elevations, 2011
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
Typical Window, East Elevation Ground Floor, 2007
Door and Gable Window, South Elevation, 2007
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix E – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Exterior Photographs City of Burlington, Ontario
Siding, South Elevation East of Door Opening
Foundation, East Elevation, 2007
Wayne Morgan March 2012 Heritage Planner
Appendix F: John Alexander Farm House – Floor Plan Sketches
North and West Elevations
Cultural Heritage Impact Statement Appendix F – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Floor Plan Sketches City of Burlington, Ontario
2005 Aerial Photograph South
East West
North
2006 Source – Google Earth
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix F – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Floor Plan Sketches City of Burlington, Ontario
Building Footprint
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix F – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Floor Plan Sketches City of Burlington, Ontario
Basement
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix F – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Floor Plan Sketches City of Burlington, Ontario
Ground Floor
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix F – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Floor Plan Sketches City of Burlington, Ontario
Upper Floor
2
1
Wayne Morgan March 2012 Heritage Planner
Appendix G: Crooks/Alexander Farm House - Interior Photographs
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington Ontario
Basement
5 2 1
Basement Floor Plan Sketch – Photograph locations
3 4
1. Basement – South Room – Looking East
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington Ontario
2. Basement – South Room – Looking west 3. Basement – North Room – Looking west
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington Ontario
4. Basement – West Room – Looking north-east
5. Basement – West Room – Looking south
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington Ontario
Ground Floor
6 9 10 8 5
7 4 Ground Floor Plan Sketch – 18 12 Photograph locations
2 15 16 3 11
13 1 1717 14
21
20 19 22
1. Ground Floor – Room 1 – North wall
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington Ontario
2
2. Ground Floor – Room 1 – North wall
3. Ground Floor – Room 1 – West wall and entrances to Kitchen
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
4. Ground Floor – Room 2 – North wall
8’ 8”
5. Ground Floor –Room 2 – East wall
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
6. Ground Floor – Room 2 – Door on south wall to Hall
7. Ground Floor –Room 2 – South wall
6 ¾ ”
10” 8. Ground Floor – Room 2 – Baseboard and door casing
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
7’
2’10 ½ ”
9. Ground Floor – Hall – Front Door
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
16”
10. Ground Floor – Room 3 – Baseboard
11. Ground Floor – Room 4 – south wall and door to Room 3
12. Ground Floor – Room 4 – west wall and door to bathroom
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
13. Ground Floor – Bathroom – view of north and west walls
14. Ground Floor – Bathroom –west wall
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
15. Ground Floor – Room 5, Kitchen – West and north walls
16. Ground Floor – Room 5, Kitchen – North and east walls
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
17. Ground Floor – Room 5, Kitchen – South and west walls
18. Ground Floor – Room 5, Kitchen – Pantry beside staircase
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
19. Ground Floor – Room 6 – View east
20. Ground Floor – Room 6 – View west
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
21. Ground Floor – Room 6 – West end of room
22. Ground Floor – Room 6 – stairs to basement
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
Upper Floor 5 4 8 3 9 2 7 10
1 6 11 12 Upper Floor Plan Sketch – 13 Photograph locations 14
1. Upper Floor – Hall – View south to gable window
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
7’ 2 ½ ”
2. Upper Floor – Hall – View north
3. Upper Floor – Hall – Door casing to Room 2
4. Upper Floor – Hall – Door casing and baseboard detail
3 ¾ ” 4’1/4 ”
7”
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
5. Upper Floor – Hall – Typical upper floor Window
4 ¼”
6. Upper Floor – Hall – Plaster work – milled lath
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
7. Upper Floor – Room 2 – East and north walls
8. Upper Floor – Room 2 – West and south Walls
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
9. Upper Floor – Room 3 – North, east and south Walls
10. Upper Floor – Room 3 – West and north walls
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
11. Upper Floor – Room 4 – View west to entrance
12. Upper Floor – Room 4 – View east to Hall
Wayne Morgan March 2012 Heritage Planner Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
13. Upper Floor – Room 4 – Kitchen, view north and west
14. Upper Floor – Room 4 – Bathroom, view north and west
Wayne Morgan March 2012 Heritage Planner Cultural Heritage Impact Statement Appendix G – Crooks/Alexander Farm House Crooks/Alexander Farm, 5463 Dundas Street West Interior Photographs City of Burlington, Ontario
Attic
1. Attic – view north
2. Attic – West gable end
Wayne Morgan March 2012 Heritage Planner
Appendix H: Crooks/Alexander Farm Property Landscape Photographs
Cultural Heritage Impact Statement Appendix H – Crooks/Alexander Farm Property Crooks/Alexander Farm, 5463 Dundas Street West Landscape Photographs City of Burlington, Ontario
Location Index to Landscape Photographs – south end of farm
8 9 10
6
7
4 3 5
1 2
Crooks/Alexander Farm House
2005 Source – Google Earth
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix H – Crooks/Alexander Farm Property Crooks/Alexander Farm, 5463 Dundas Street West Landscape Photographs City of Burlington, Ontario
Dundas Street Crooks/Alexander Farm House
1. Crooks/Alexander Farm House viewed from laneway at Dundas Street looking west and north
2. View from laneway at Dundas Street looking east
Dundas Street
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix H – Crooks/Alexander Farm Property Crooks/Alexander Farm, 5463 Dundas Street West Landscape Photographs City of Burlington, Ontario
Crooks/Alexander Farm House
3. View from north-east side of Crooks/Alexander Farm House looking west and south
4. View from north of the Crooks/Alexander Farm House south to Dundas Street.
Dundas Street Crooks/Alexander Farm House
McLaughlin Road
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix H – Crooks/Alexander Farm Property Crooks/Alexander Farm, 5463 Dundas Street West Landscape Photographs City of Burlington, Ontario
Crooks/Alexander Farm House Dundas Street
5. View from north-west of Crooks/Alexander Farm House looking south and east towards Dundas Street.
6. View north from farm lane that exits at Dundas Street.
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix H – Crooks/Alexander Farm Property Crooks/Alexander Farm, 5463 Dundas Street West Landscape Photographs City of Burlington, Ontario
Crooks/Alexander Farm House Tremaine Road
Farm lane
7. View from near the north end of the farm lane looking south and east to Crooks/Alexander Farm House.
8. View north and east from the west end of the farm lane that exits on Tremaine Road.
Tremaine Road
Farm lane
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix H – Crooks/Alexander Farm Property Crooks/Alexander Farm, 5463 Dundas Street West Landscape Photographs City of Burlington, Ontario
Crooks/Alexander Farm House
Tremaine Road
Farm lane
9. View from north laneway looking south and east.
10. View from north laneway at Tremaine Road looking west.
Crooks/Alexander Farm House
Farm lane
Wayne Morgan March 2012 Heritage Planner
Appendix I: Property Ownership History
Cultural Heritage Impact Statement Appendix I – Property Ownership History Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Page 1 Municipality Burlington (Twp of Nelson) Lot 1 Concession 1NDS No. of Date of Date of Instrument Instrument Instrument Registration Grantor Grantee Consideration Remarks Patent 24/10/1808 Crown Elizabeth Bennett 200 acres all 393F Mortgage 20/10/1830 26/10/1830 William Crooks Ramsay Crooks £10.000 100 ac Front (south) ½ 119H B & S 29/09/1832 04/02/1833 Ramsay Crooks William Crooks 100 ac Front ½ 179 B & S 02/02/1831 19/03/1834 Elizabeth Bennett & husband Solomn Winter 100 ac NW ½ Hon. James Baley & others, 94A B & S 01/11/1821 20/01/1849 Commissioners of estates of traitors William Crooks 100 ac Front 1/2 Hon James Crooks & others, 277B B & S 24/05/1852 23/01/1855 Mary Crooks, widow Part of Lot 1, s ½ execs of William Crooks 919 B & S 03/01/1855 01/02/1859 Mary Crooks, widow George G Crooks & wife 100 ac F E ½ George G Crooks & Margaret 101 B & S 28/04/1868 29/04/1868 John Alexander 100 ac S ½ M. Crooks, his wife 102m Mortgage 28/04/1868 29/04/1868 John Alexander & wife George G. Crooks $2,000 100 ac S E ½ 260 Asst Mort 10/09/1869 14/09/1869 George G. Crooks John Pepper 100 ac S E ½ 490 Asst Mort 23/08/1870 09/09/1870 John Pepper William Wass 100 ac S E ½ 1463 Dis of Mort 15/03/1873 28/12/1874 William Wass John Alexander 100 S E ½ 1482 Mortgage 07/05/1875 11/01/1875 John Alexander & wife Harvey Morris Switzer $550 100 S E ½ 2830 Dis of Mort 20/12/1880 08/01/1881 Harvey Morris Switzer John Alexander 100 ace S E ½ His son Samuel James Lindsay 100 ac S ½ (with 9743 Probate of Will 10/09/1904 05/05/1916 John Alexander Alexander minor Provision) S Alexander & W Stuart Ex of 100 ac S 1é2 subject 9778 Grant 28/06/1916 14/07/1916 Samuiel James Lindsay Alexander last will of John Alexander to paragraph 1 of will Portion required for public 0.819 portion of s ½ 340 Land Plan 04/10/1946 08/11/1946 $400 purposes of Ontario (Alexander) 31246 Grant 14/04/1948 01/06/1948 Exs estate of Samuel H L Alexander Grant John Morton $8000 100 ac S E ½ except Hy 105504 Grant 26/10/1959 20/11/1959 Grant John Norton & wife William Francis Stevenson & wife as JT $1 S E 1é2 except Hy The Hydro Electric Poser 157221 Grant 24/07/1963 19/09/1963 William Stevenson & his wife as JT 46637.5 Parts 1 & 1 see plan Commission of Ontario 346705 & 6 28/09/1972 & Agreements 30/06/1972 William Stevenson & his wife et al Corporation of the Town of Burlington $1 + premium Various parts – 1.065, 1.394, 348457 & 8 25/10/1972 1.108 & 1.15 acres Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix I – Property Ownership History Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Page 2 Municipality Burlington (Twp of Nelson) Lot 1 Concession 1NDS No. of Date of Date of Instrument Instrument Instrument Registration Grantor Grantee Consideration Remarks 351708 Grant to uses 09/11/1972 08/12/1972 William Stevenson & his wife as JT David Frank Norton $2 + Pt lot – 1.108 ac 357001 Grant to uses 07/03/1973 13/03/1973 William Stevenson & his wife Anthony Finellie to uses $2 + 1.394 acres 358015 Grant 26/03/1973 29/03/1973 William Stevenson & his wife Norman Sicard & his wife at JT $15,000 Pt Lot 1 358.50 Grant 21/02/1973 30/03/1973 William Stevenson & his wife Walter Tautx & his wife as JT $2 + Pt N/W ½ lot 1 511124 Deed 26/09/1979 27/09/1979 William Stevenson & his wife Ontario Ministry of Government Services $1 + Pt of Lot 518240 Deed 15/02/1980 21/02/1980 William Stevenson & his wife Ontario Ministry of Government Services $1 + Part of Lot 1, s ½ 726785 Transfer 29/06/1989 William Stevenson & his wife The Regional Municipality of Halton Part of Lot
Wayne Morgan March 2012 Heritage Planner
Appendix J: Ontario Heritage Act Regulation 9/06
Cultural Heritage Impact Statement Appendix J – Ontario Heritage Act Crooks/Alexander Farm, 5463 Dundas Street West Regulation 9/06 City of Burlington, Ontario
Wayne Morgan March 2012 Heritage Planner
Appendix K: Adjacent/Nearby Heritage Properties
Cultural Heritage Impact Statement Appendix K – Adjacent/Nearby James Giffen Farm, 12461 McLaughlin Road Heritage Properties Town of Caledon, Ontario
3488 Tremaine Road 5401 Dundas Street West Source: Google Earth 2009
Subject Property
5218 Dundas Street West
5226 Dundas Street West 5418 Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Appendix L: Development Proposal
Cultural Heritage Impact Statement Appendix L – Development Proposal Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Evergreen Community Preliminary Master Plan, December 5, 2007
Wayne Morgan March 2012 Heritage Planner Cultural Heritage Impact Statement Appendix L – Development Proposal Crooks/Alexander Farm, 5463 Dundas Street West City of Burlington, Ontario
Subject Property
Crooks/Alexander Farm House
Approximate location of the Crooks/AlexanderFarm House.
Inset – Evergreen Community Preliminary Master Plan and 2009 aerial photograph of the Crooks/Alexander Farm 20 Wayne Morgan March 2012 Heritage Planner
Appendix M: City of Burlington and Region of Halton Planning Document Maps
Cultural Heritage Impact Statement Appendix M – City of Burlington and Region of Halton Crooks/Alexander Farm, 5463 Dundas Street West Planning Document Maps City of Burlington, Ontario
Regional Municipality of Halton Official Plan Part of Map 1, October 6, 2006 The Regional Structure
Tremaine Road Legend
Dundas Street
Subject property
Wayne Morgan March 2012 Heritage Planner Cultural Heritage Impact Statement Appendix M – City of Burlington and Region of Halton Crooks/Alexander Farm, 5463 Dundas Street West Planning Document Maps City of Burlington, Ontario
City of Burlington Official Plan Part of Schedule A Settlement Pattern
Legend
Subject property
Wayne Morgan March 2012 Heritage Planner Cultural Heritage Impact Statement Appendix M – City of Burlington and Region of Halton Crooks/Alexander Farm, 5463 Dundas Street West Planning Document Maps City of Burlington, Ontario
City of Burlington Official Plan Part of Schedule B Settlement Pattern
Subject property
Wayne Morgan March 2012 Heritage Planner Cultural Heritage Impact Statement Appendix M – City of Burlington and Region of Halton Crooks/Alexander Farm, 5463 Dundas Street West Planning Document Maps City of Burlington, Ontario
City of Burlington Zoning By-law, By-law No. 2020 as amended Part 15 – Zoning Maps
Subject property
Wayne Morgan March 2012 Heritage Planner
Appendix N: City of Burlington Heritage Property Data Base - 5463 Dundas Street West
Cultural Heritage Impact Statement Appendix N – Extract from Crooks/Alexander Farm, 5463 Dundas Street West City Of Burlington Heritage Data Base City of Burlington, Ontario 5463 Dundas Street West
Wayne Morgan March 2012 Heritage Planner /
Appendix O: 2007 Heritage Review Clearance
for Demolition of 5463 Dundas Street West
Cultural Heritage Impact Statement Appendix O – 2007 Heritage Review Clearance Crooks/Alexander Farm, 5463 Dundas Street West for Demolition of City of Burlington, Ontario 5463 Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix O – 2007 Heritage Review Clearance Crooks/Alexander Farm, 5463 Dundas Street West for Demolition of City of Burlington, Ontario 5463 Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Cultural Heritage Impact Statement Appendix O – 2007 Heritage Review Clearance Crooks/Alexander Farm, 5463 Dundas Street West for Demolition of City of Burlington, Ontario 5463 Dundas Street West
Wayne Morgan March 2012 Heritage Planner
Appendix P: Curriculum Vitae : Wayne Morgan
Cultural Heritage Impact Statement Appendix P – Curriculum Vitae : Crooks/Alexander Farm, 5463 Dundas Street West Wayne Morgan City of Burlington, Ontario
Wayne Morgan March 2012 Heritage Planner