HomeMy WebLinkAboutCSD-17-054 - Notice of Intention to Designate 710 Huron Road - The Grant House
REPORT TO: Heritage Kitchener
DATE OF MEETING: June 6, 2017
SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning,
519-741-2200, ext. 7648
PREPARED BY: LeonBensason,Coordinator, Cultural Heritage Planning
519-741-2200, ext. 7306
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: May 16, 2017
REPORT NO.: CSD-17-054
SUBJECT: Designation of the property currently municipally addressed as
710 Huron Road under Part IV of the Ontario Heritage Act
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RECOMMENDATION:
That pursuant to Section 29 of the Ontario Heritage Act, the Clerk be directed to publish a
Notice of Intention to designate the property currently municipally addressed as710
Huron Road and known as the Grant House as being of cultural heritage value or
interest; and further
That that the designating by-law beregistered on the title of a smaller parcel to be
contained within the existing lands, following the relocation of the Grant House which is
the subject of the Notice of Intention to Designate.
Location Map: 710 Huron Road
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BACKGROUND:
The property municipally addressed as 710 Huron Road is located on the south side of Huron
Road between Plains Road and Cranshaw Street. The 5.35 hectare property currently contains
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amid-19 century stone farmhouse with 20 century additions known as the Grant House. The
one-and-one-half storey stone residence is thought to have been constructed c.1864. The
property is on the Heritage Kitchener Inventory of Historic Buildings. Planning application
requirements to develop the subject parcel of land into a residential subdivision included the
preparation of a Heritage Impact Assessment (HIA) and a Conservation Plan (CP). The HIA,
which was presented and discussed at the November 4, 2014 meeting of Heritage Kitchener,
concluded that the original farmhouse is a significant cultural heritage resource that meets the
criteria for heritage designation under Ontario Regulation 9/06 and is worthy of conservation.
front façade of 1683 Huron Road
710 Huron Road North (Front) Elevation
Heritage Impact Assessment
The land on which the Grant House is located is the subject of a Plan of Subdivision application,
proposing to subdivide a portion of the property into 44 lots that front onto a planned cul-de-sac
off of Huron Road. A portion of the land is also proposed for multiple residential development in
the form of townhouses as part of a future application. The current location of the farmhouse is
in the centre of the planned cul-de-sac. The HIA considered several conservation options
ranging from preservation of the farmhouse in-situ to documentation and disassembly. The HIA
concluded that while retaining the building in its existing location posed no direct adverse impact
to the building, such proposal was suboptimal in regard to the efficient use of the lands and in
terms of the grading of the proposed subdivision. The farmhouse was assessed by a heritage
architect and building specialist who is a member of the Canadian Association of Heritage
Professionals (CAHP), as well as a professional house moving company, and was found to bea
good candidate for relocation within the proposed subdivision. Several options for relocation
were considered for their ability to provide prominence and visibility within the proposed
subdivision, and to accommodate opportunity for expansion. A preferred conservation option
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was identified and involves relocating the original farmhouse portion of the building a very short
distance to a planned corner lot (see figures below).
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Proposed Subdivision Layout Showing Current Location of Farmhouse with 20 C. Additions
Current location of original farmhouse
Proposed location of original farmhouse
following its move to corner lot
The HIA and preferred conservation option to relocate the original farmhouse within the planned
subdivision was approved by the Director of Planning on the basis that:
it serves to retain and conserve the original farmhouse building
the farmhouse was deemed to be a good candidate for relocation by qualified
professionals
the farmhouse has to travel a very short distance to its new location
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the farmhouse would be prominently featured on a corner lot
the corner lot provides enough area around the farmhouse to build an addition
relocation of the farmhouse provides for a more efficient use of land resources
conditions of subdivision approval will address short and longer term conservation
objectives which include establishing design guidelines for compatible development on
and immediately adjacent the new farmhouse lot, andthe taking of securities to ensure
the work to relocate and rehabilitate the farmhouse is completed in atimely manner.
In addition to using tools under the planning process to conserve the farmhouse, City staff are of
the opinion that there is merit is proceeding with a Notice of Intention to Designate the subject
property under Part IV of the Ontario Heritage Act. Proceeding with the Notice of Intention to
Designate will serve to apply interim protection to the farmhouse and ensure that the work to
execute its relocation and rehabilitation follows good conservation practices through the
heritage permitting process. Passage of the designating by-law would take place following the
relocation of the farmhouse and registration of the plan of subdivision, but would be completed
prior to the sale of the corner lot on which the farmhouse is to be relocated. This will enable the
designating by-law to be registered on the title of the corner lot only, andapply to a refined legal
description and new municipal address.
REPORT:
Identifying and protecting cultural heritage resources within our City is an important part of
planning for our future, and of helping to guide change while conserving the buildings, structures
and landscapes that give Kitchener its unique identity. Municipalities play a critical role in the
conservation of cultural heritage resources. The designation of property under the Ontario
Heritage Act is the main tool that municipalities have to provide long-term protection of cultural
heritage resources for future generations. Designation recognizes the importance of a property
stewardship and conservation; and, promotes knowledge and understanding about the property.
Designation not only publicly recognizes and promotes awareness, it also provides a process
for ensuring that changes to a property are appropriately managed and that these changes
respect thal heritage value or interest.
The property currently municipally addressed 710 Huron Road is on the Heritage Kitchener
Inventory of Historic Buildings. Planning application requirements to develop the subject parcel
of land into a residential subdivision included the preparation of a Heritage Impact Assessment
(HIA). The HIA concluded that a c.1864 stone farmhouse located on the property known as the
Grant House is a significant cultural heritage resource and meets the criteria for designation
under Ontario Regulation 9/06 of the Ontario Heritage Act. As a result of the HIA findings and
conclusions, Heritage Planning staff are initiating the process to designate 710 Huron Road under
Part IV of the Ontario Heritage Act as a means of formally recognizing its significance in the
community, and to ensure that future alterations are undertaken in a manner that is sensitive to
and respectful of the cultural heritage value of the property.
710 Huron Road is recognized for its designandphysicalvalue, and its historicaland
associative values. The farmhouse is a representative example of a vernacular stone farm
dwelling with influence of the Gothic Revival style, and demonstratesa high degree of
craftsmanship. The design and physical value of the structure is limited to the northern portion
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of the building only, and not the southern 20century additions and alterations. The property
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has historical and associative value in its association with the theme of agricultural settlement of
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Waterloo Township in the mid-19 century, particularly in an enclave of Scottish/English
settlement in a predominantly German-Mennonite settled area. While the HIA reported that the
farmhouse currently retains its historic and physical relationship to Huron Road via a long
laneway, the context surrounding the farmhouse has changed.Distinguishing agricultural land
use patterns have been lost or altered and reflect a more domestic landscape. Further, the
surrounding rural agricultural context that the property was once part of no longer remains, with
the development of a residential neighbourhood located immediately to the east; future
development located to the south; a pine plantation to the west; and a suburban landscape
located to the north. Essentially, the contextual value of the property has been altered by past
activities and the agricultural context of the property has been altered or lost.
The complete Statement of Cultural Heritage Value or Interest including a list of Heritage
Attributes, is Bandwill become part of the Designation By-law.
Conservation Plan and Heritage Design Guidelines
Planning application requirements included the preparation of a Conservation Plan for the stone
farmhouse. The approved Conservation Plan contains guidance in siting the farmhouse on a
proposed corner lot and in introducing new features such as an addition, garage and
landscaping. Such guidance will be affirmed through the completion of detailed Heritage Design
Guidelines prior to registration of the proposed Plan of Subdivision, and through registering the
approved design guidelines on the title of the subject lands.
Conservation Plan: Conceptual plan showing the relocated farmhouse sited on a proposed
corner lot with an addition and garage, adjacent new development.
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Generally, when considering Heritage Permit applications to make alterations to the Heritage
Attributes of properties designated under Part IV of the Ontario Heritage Act,Heritage Planning
staff review the Designation By-Value or Interest for
guidance. In this case, staff will also be able to refer to the Conservation Plan and the approved
Heritage Design Guidelines in considering alterations and requests for change.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
N/A
COMMUNITY ENGAGEMENT:
INFORM, CONSULT AND COLLABORATE Heritage Planning staff have consulted and
collaborated with the property owner regarding implementation of the recommendations of the
HIA, including designation under the Ontario Heritage Act. Section 29(2) of the Ontario Heritage
Act requires Council to consult with the Municipal Heritage Committee (Heritage Kitchener)
beforegiving notice of its intention to designate a property. Heritage Kitchener will be consulted
via circulation and consideration of this report. Members of the community will be informed via
circulation of this report to Heritage Kitchener and via formal consideration by Council. In
addition, should Council choose to give notice of its intention to designate, such notice will be
served on the property owner and the Ontario Heritage Trust, and published in a newspaper
having general circulation in the municipality(The Record). Once notice has been served, the
owner has theright of objectionthroughthe Conservation Review Board.
ACKNOWLEDGED BY: Alain Pinard, Director of Planning
APPENDIX A: Images of 710 Huron Road
Statement of Cultural Heritage Value or Interest
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Images of 710 Huron Road
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Statement of Cultural Heritage Value or Interest
Description of the Property
The property originally municipally addressed as 710 Huron Road and located on the south side
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of Huron Road between Plains Road and Cranshaw Street,contains a mid-19 century one-
and-one-half storey stone farmhouse known as the Grant House.
Statement of Cultural Heritage Value or Interest
The property originally municipally addressed as 710 Huron Road and located on the south side
of Huron Road between Plains Road and Cranshaw Street is recognized for its design, physical,
historical and associative values.
The farmhouse has design or physical value as a representative example of a vernacular stone
farm dwelling with influence of the Gothic Revival architectural style. The style of architecture is
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typical of many rural dwellings in Ontario dating from the mid to late 19 century. The stone
farmhouse is estimated to have been built c.1864. The central gable of the farmhouse is
somewhat unique in that it is broader than in most Gothic Revival Gables and is a wall dormer.
The farmhouse also demonstrates a high degree of craftsmanship evident in the shaped stones
of which it is constructed, and in the stone courses and voussoirs above the windows. This is
limited to the original or northern portion of the farmhouse structure. Much of the southern or
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rear portion of the structure has been altered with late 20 century reconstruction and additions.
The subject property has historical or associative value as it is associated with the theme of
agricultural settlement of Waterloo Township in the mid-19th century, particularly in anenclave
of Scottish/English settlement in a predominantly German-Mennonite settled area. The property
was purchased by Robert Grant, a farmer, from George McStewart around 1866. Construction
of the stone residence is thought to have taken place c.1864, and possibly when the Grant
family were tenants on the property. The Grant family owned the subject property until 1934.
The property at 710 Huron Road, together with other stone residences located in close proximity
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and also built by Scottish/English settlers in the mid 19 century, contributes to the
understanding of acommunity andaunique settlement pattern in the city.
Description of the Heritage Attributes
Key heritage attributes that embody the cultural heritage value of the farmhouse as a
representative example of a vernacular stone farm dwelling with influence of the Gothic Revival
architectural are limited to the north, east, south and west (enclosed within an addition)
elevations of the original (northern) portion of the one and one half storey shaped granite stone
residence only, and include:
shaped granite stone courses on all elevations and lintels above window openings;
roof and roofline which features a modified cross-gable pattern and two chimneys;
centre wall dormer / gable on the north elevation;
rectangular window openings on the north, east and west elevations;
round arched window opening in the centre gable; and,
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early 20 century classically-inspired entablature surrounding the main entrance door on
the north elevation.
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