A North London Estate

A London city staff report supports a property owner's bid to remove an 1870s house from the city's heritage registry. If approved, the change will allow the owner to sell the property to the London District Catholic School Board (LDSCB) for the construction of a future high school. Below is the letter I sent November 29, 2024 to Planning and Environment Committee (PEC), London City Hall:

Dear PEC members: 

Re: December 3 PEC agenda, scheduled item 3.6. Request to remove the Heritage Listed Property at 1927 Richmond Street from the Register of Cultural Heritage Resources.

I am writing to oppose de-listing, and presumably, demolishing, the home at 1927 Richmond Street.

I understand that, under provincial rules, a property must meet at least two of nine criteria for heritage designation and that a city staff report has found this house has only one.

According to the Summary of Evaluation in Part 4.5 of Stantec’s report, this house was built in the Italianate style but was renovated to add Tudor Revival elements. Row 1 of the table states that: "This blending of architectural styles does not constitute a recognizable style of a type of architecture that is particular to a group, time, or place. As a result, it cannot be considered to serve as a symbol or portrayal of Tudor Revival or Italianate architecture." Below, Row 9 of the same table states that: “The property is setback from Richmond Street and partially screened by fencing, setback, and vegetation. In addition, views within this area are heavily influenced by the brick wall part of Foxborough Chase (1890 Richmond Street) and the mid-rise apartment building at 1985 Richmond Street.”

Respectfully, I would argue the following:

· The fact that an Italianate building was converted into Tudor Revival does not decrease its historical interest and in fact increases it. This home shows how an older building can be adapted to newer needs and tastes. It has many of the defining characteristics of the Tudor Revival style, including a steep front gable roof, half timbering, tall narrow windows, and a stucco finish. I would argue that the home does indeed meet Criterion 1 for heritage designation based on these details.

· Neither the Ontario Heritage Act nor Stantec’s report appears to define what constitutes a “landmark.” The language in Row 9 suggests that the building cannot be a landmark due to fencing and vegetation; if these were removed, and the home more visible from Richmond Street, would this make it a landmark? Row 9 also references walls and apartments but surely proximity to these does not determine a structure’s landmark status either. If a building loses its significance because apartments are built next door, then the City of London should not let York Developments build a tower next to the Old Courthouse, lest the latter also be “heavily influenced” and lose its historical relevance.

· The city’s Register of Cultural Heritage Resources was prepared by architecturally and historically knowledgeable persons in years past. 1927 Richmond does not seem to have changed since being placed on the Register. I see no point in listing buildings if they can be de-listed at the whim of an owner, purchaser or a heritage consultant hired by them. This defeats the purpose of the register, to inform the city and public about our shared heritage and to recommend buildings to preserve for posterity.

· The London District Catholic School Board could easily build a school next to the home, which could be used for offices or recreation by staff and students. Alternatively, the lot could be severed and the house sold separately. The building is not deteriorating or unattractive. What a charming home it would make for a growing family.

In summary, I believe 1927 Richmond meets at least two of the criteria to merit designation under the Ontario Heritage Act. That it is surrounded by newer construction and partially hidden should be irrelevant. Please consider denying the owner’s request to de-list this property or suggest that the Catholic School Board find a way to preserve it either on or off the future school property.

Sincerely

Jennifer Grainger

Update, December 4, 2024: PEC voted 5-0 to de-list, without discussion, despite 18 out of 22 letters written to them calling for it to be preserved. Councillors Steve Lehman, Shawn Lewis, Peter Cuddy, Elizabeth Peloza and Steven Hillier make up PEC. Clearly their minds were already made up long before the committee meeting.

Redevelopment Fit For a Princess

 

Domus Developments would like to renovate 300 and 306 Princess Avenue, above, into nine-unit apartment buildings. Each old home would be divided into six one-bedroom apartments while proposed rear additions would contain three more two-bedroom units. Since rezoning would be necessary for the rear units to be built, the proposal will go before London City Council's Planning Department in March. 

Being part of the West Woodfield Heritage Conservation District, these houses are designated under part of the Ontario Heritage Act. A heritage alteration permit will be necessary before a building permit is issued. From this article, it sounds like city staff are supportive and the project will likely go ahead.

300, on the left, is a stately Queen Anne with Romanesque stone arches over the doors and windows and a wonderful central tower that's reminiscent of Italianate. In other words, its style is eclectic. It was built ca. 1893 for James R. Shuttleworth, a prominent fruit wholesale merchant. Shuttleworth was president of the Children's Aid Society of London in the 1890s. 

 Bottle from J. Tune & Son          

306 is less spectacular but has decorative wood trim and a lovely wrap-around porch. It was built in 1906 for Charles Henry Tune of J. Tune & Sons Soda Water Works, a London company established about 1882 on Clarence St. north of York. A couple of years later the company moved to the south side of York between Richmond and Talbot. It employed about eight hands and shipped soda water as far west as Windsor and as far east as the Ingersoll and Woodstock area. The J. in the company title was Charles' father, James. Eventually the Tunes became London Soda Water Works. At left is a bottle from my personal collection, dating to the J. Tune & Son days. 

As someone who used to live nearby, I've long been concerned about the deteriorating state of these architectural and historic gems. According to the linked article, Domus President Michael Mescia loves these buildings and wants to preserve them as they are. I'm glad to hear that.

I'm a little concerned, though, when I look at the artist renderings. Scroll down through the article and have a look. I know they're only drawings but I think I'm seeing replacement single-pane windows which wouldn't have existed at the time the homes were built. And 300 looks like a new grey excrescence will supplant the current  second-storey woodwork. What will the end result look like?

I admit I have a bee in my bonnet about windows. So many otherwise wonderful heritage renovations have replacement windows that look entirely inappropriate. I know it's difficult to add modern innovations while maintaining historic charm. And those moving into the future apartments will demand "mod cons." But there are so many older buildings in London with startlingly unsuitable windows. I find myself groaning inwardly as I stroll the city streets. 

So I'm happy to learn about this project but not without reservations. I hope the end result will look like something the Shuttleworths and Tunes would approve of. Or at least recognize. 

What are London Doorways? A new book about London, Ontario's unique entranceway

ACO London has produced another attractive and informative book about London, Ontario architecture. It's called London Doorways: An Expanded Study of Triple-Arched Doorways. "Expanded" because ACO published a smaller book on the subject in 2014 but people kept finding more doorways. Now there's a 127 page deluxe version filled with colour photos, b&w maps and diagrams, brief tributes to late doorway researchers Herb Craig and Julia Beck, a study of the Italianate and Gothic Revival background, and a bibliography, glossary and location index. 

If you're wondering what the heck a London doorway is, just look at the book cover (left). Its characteristics include three wooden-arched members that are part of the door's jamb and frame. The centre rounded transom arch spans the width of the door and the sidelights are separately arched but at a lesser height. They were built over 125 years ago by skilled craftsmen, no two being exactly alike. Architectural historians could explain in more detail (and the book does) but that's it in a nutshell. 

Why are these called London doorways? Because most of them are located in the older neighbourhoods of London, Ontario as well as on suburban roads that were rural in the 19th century. A few are found in the surrounding countryside, in communities like Strathroy, Ailsa Craig, St. Thomas or Thamesford. There's one as far away as Mildmay and one in Arthur. 

It's difficult to say who built them. They appear to have been created by multiple craftsmen, which explains all the variations. Historical research has identified some original owners of the houses who were connected to London's construction trade. Names include Thomas Scott, a cabinetmaker, Jeremiah Moran, and Richard and Thomas Ward. 

Most of the book consists of attractive colour photos of the doors and the houses that contain them, along with brief histories of the homes and their first owners. You might want to keep the book in your car so you can check out lovely doorways while you're out running errands. 

What the book highlights, of course, is the importance of preserving older local architecture. You won't find these doorways outside of southwestern Ontario. They're ours. 

London Doorways may be purchased through ACO London or at Attic Books. Cost is $50.

So ACO, what's next? Keyhole windows?

London Buildings: Georgian

Symmetry is one of the oldest continuously-used principles in architecture. It's about harmony and balance, components mirroring each other across an axis. The word comes from the Greek sym (together) and metron (measure). Basically, it means that if you're looking at the front of a building, the left side should match the right. 

Judging by the Taj Mahal, Sydney Opera House, Tower Bridge, or Chateau de Cheverny, symmetry has been architecturally important in all periods and cultures. That includes London, Ontario too. 

Take Georgian, for example.  So named because it originated during the time of the Georges, Britain's kings from 1715 to 1830, the style is characterized by a simple, balanced facade, with three, five or seven bays and a central doorway. The openings are rectangular and the windows (if they haven't been replaced) multi-pane. These buildings are usually brick or stone, making them look sturdy and secure. Although built in Upper Canada from the beginning, later buildings have a gentler pitch to the roof.

The building below was built for Josiah Blackburn, owner of the London Free Press. An addition to the east was built for the building's current owners, London Squash & Fitness Club. 

76 Albert Street, London, ca. 1865

 

 Below is "Wincomblea," built by wholesale and retail grocer Finlay McFee. The land was purchased from H.C.R. Becher, after whom the street was named. It's been apartments since the 1930s, a time when many large houses were converted due to a housing shortage. Even the large chimneys are symmetrical.

40 Becher Street, ca. 1856

Georgian doesn't have to be two stories. This one and a half storey pioneer home has been repurposed as a business. Note the ramp for accessibility; this was a doctor's office until recently.

357 Southdale Road East, ca. 1840

After going out of style for decades, Georgian returned in the first half of the twentieth century as Neo Georgian or Georgian Revival. The return probably reflected a wish to return to earlier, simpler forms after the exaggerated opulence of the late 1800s. 

The example below has five bays and an impressive classical doorway with pilasters on the door surround and horizontal fluting on the lintel. These multi-pane windows are eight over eight. Built by Harry Sifton, founder of Sifton Properties, it's currently a lovely pastel yellow and one of the loveliest homes in Old North. 

401 Huron Street, 1937

My 10 Least Favourite London, Ontario Buildings

Ever since I listed my favourite London buildings here, I've been trying to decide what I'd put on a list of my least favourite. I've been thinking about it for years now, not because I can't find buildings I don't like, but because London has provided me with so many it's hard to choose. Often it's not a particular building I object to, so much as a style or trend which can be found in many cities in Ontario. 

Nevertheless, I have narrowed it down to the following:

1. Centennial Hall

Built in 1967 as London's premier concert hall and event space,  Centennial Hall is one of those multipurpose buildings that doesn't serve any purpose very well. Who enjoys sitting in the balcony at a concert, staring at the opposite side instead of the stage? Or sitting on the main floor at the rear, trying to see the show over the hundred heads in front of you? I've heard folks say it reminds them of their high school auditorium. Well, my high school auditorium was much better; it had a sloping floor and better acoustics. People often skip shows they'd like to see just because they're held here. They prefer to go to ...

2. Budweiser Gardens, formerly the JLC, formerly the Talbot Block

London tore down a Victorian block, built an arena and hung a replica of the original structure on the outside to please heritage preservationists. It doesn't. The effect is Disney-esque, only not as good. The opaque windows are your first clue it's a  façade. And if you remember the real Talbot Block, the imitation is laughable. Sure, it's a great sports and concert venue that London badly needed. But the city didn't need to insult our intelligence with the  pseudo-historic veneer. 

3. The "Towers of Spite"

Developer Arnon Kaplansky demolished bungalows on this site near Western University to replace them with student housing. Neither City Hall nor the neighbourhood association liked what he intended to build. So he had no choice but to build three towers with no visual appeal whatsoever. Right? I mean, what else could the poor guy do? 

Update: Sept. 2024: A.K. intends to add more buildings to this site. While we definitely need more student housing, what will he build here next? Stay tuned.

4. Sir Adam Beck Manor Condominiums

The first house on the northeast corner of Richmond and Sydenham was "Elliston," built 1861-2 for Ellis Hyman, wealthy tannery owner. In 1902, Adam Beck bought the house, renovated it and renamed it "Headley" after his wife Lillian's parents' home in Surrey. 

Beck was the advocate of hydroelectricity who founded the Hydro-Electric Power Commission of Ontario. And founded the London Health Association, which grew into Victoria and University Hospitals. And became an M.P.P. for London. And a London mayor. And founded the Queen Alexandra Sanitorium, later the Beck Memorial Sanitorium, to treat tuberculosis. His home was one of London's great social centres. 

In 1988, the original Headley was demolished by Sifton and replaced by a replica which pays tribute to the original mansion the way the Bud Centre pays tribute to the Talbot Block. But why couldn't the original home have been preserved and renovated into posh condos like those in the tower Sifton built behind? Why would we want fake historic homes when we could have the real thing? Sir Adam deserved better than a replica.

5. 210 Dundas Street

Built in 1987 on the northwest corner of Dundas and Clarence, this three-storey structure with a mirrored exterior was once the home of Pathways Skills Development. Owned by Farhi Landholdings, it's now leased to the London Free Press. It's cold, uninviting, charmless, and incompatible with its surroundings. Make sure you're wearing sunglasses as you walk past to cut down the glare. 

6. New Homes in The 'Burbs

The soulless cookie cutter look shows no sign of abating as this new neighbourhood north of Fanshawe indicates. Charming and cosy these aren't. Mostly garage, the homes on this street are all about the automobile, as is the subdivision itself.  To get anywhere, you have to drive, since virtually nothing is within walking distance. But maybe 75 years from now, when the tree sticks have grown, these will be quaint, old-fashioned  homes on a tree-shaded street. Even if they're still in the middle of nowhere.

7. Any Unsympathetic Infill

I thought "infill" was going to mean developing unused land to add density and prevent urban sprawl. Instead, the term often applies to the demolition of  an existing building to erect something larger. The new structure often adversely affects smaller neighbouring buildings, dwarfing them and blocking their light. Some new structures just don't fit in. But perhaps that's the builders' purpose - they want to stand out from the crowd. Bigger is better, right? 

8. The "New" Courthouse

The 15-storey Ontario Court of Justice was built in 1974-76. Designed by London firm Stevens and Skinner in the Brutalist style, it's large but lacks charisma, to say the least. The term Brutalist comes from the term béton brut meaning "raw concrete" but there is something "brutal" about this structure at Ridout and Dundas. In fact, it could win a prize for London's most intimidating building. Is that the idea? To dissuade future criminals from breaking the law? All Hope Abandon Ye Who Enter Here. 

9. This Kind of Thing

Look, there's lots of tasteful ways to combine old and new. This isn't one of them.

10. Old Homes With Vinyl Windows

Two homes built at approximately the same time in a similar style. Not in an HCD. At left is a "handyman's special" while the home on the right has been updated with vinyl windows.

I know why, of course. The new windows are affordable, energy-efficient and bring more light into the sitting room. It's also difficult to find skilled tradesmen who can restore wooden windows. Depending on what you read, though, vinyl may be toxic and short-lived. Your vinyl window salesman won't tell you that. Nor will he point out how it destroys the character of an older home. Windows just didn't look like that when the house was built. 

Before replacing older windows, consider alternatives like weatherstripping, oiling or waxing the wood, replacing parts of the window only, a fresh coat of paint, or storm windows. 

Dishonorable Mention:

Museum London, the building most Londoner's love to hate more than any other. Looks like farm silos lying on their sides. Or maybe giant thermos bottles. Who really knows?

London Buildings: Double Houses

Midway between terrace housing and the detached home is the double house - that is, a house divided vertically by a common wall, designed for two families living side by side, each with their own entry. The double house was usually two storeys, the two sides usually, but not always, symmetrical if built at the same time. Seldom associated with a particular social class or architectural style, they were often built as rental units by landlords who lived elsewhere. The form probably stemmed from a desire for economy, since the shared wall meant a structure less expensive to build than two separate dwellings. 

A fine example is this Italianate double house located at 526-528 Waterloo Street. Built in 1874, it has the typical symmetry associated with double houses and fits in well with the surrounding mansions. 

Another attractive example is 80-82 Stanley Street, a colourful Victorian built ca. 1887.  At least one part is now an attractive apartment with nice hardwood floors and exposed brick walls. 

466-468 Queens Avenue is an example of a double house in which the two sides were built at different times. 468 (right portion) is the earlier part, its construction date unknown, while 466 was built about 1878. The doorways are original but that beautiful rounded stained glass window is an early replacement.

Not all double houses look as stylish as the above. Note this primitive structure on Ann Street:

Then there's 93-95 Dufferin, a double house in use as a commercial space since the 1980s. 93, the portion on the right, was built in about 1868 by Samuel Peters, Jr. (architect of Grosvenor Lodge) while 95 was added in the 1890s. The centre portion, associated with the original structure, was built in the 1880s. 93 shows Georgian influence, while 95 is more Italianate.    

It was Rygar Properties that first planned a mixed-use development for this site. Their plan was controversial since it involved the demolition of Camden Terrace on Talbot Street. The city allowed Rygar to demolish Camden provided they build a commemorative replica and incorporate 93-95 Dufferin into the new development.

Then Rygar sold to Old Oak Properties in 2019 and Old Oak applied to demolish the double house in early 2021. Heritage activists argued that the original agreement with Rygar should apply to the new landowner as well. City Council agreed and turned down the demolition request. Old Oak has now agreed to incorporate these buildings into their highrise development. 

So in May 2021 we have this going on:

It will be interesting to see how Old Oak incorporates the above double house into a development that includes a 40-storey skyscraper. 

A late 20th century double house in south London. Same idea ... but without charm.

London Buildings: Terrace housing

A 19th-century term for row housing, terrace housing refers to identical or mirror-image houses sharing side walls. Such terraces were a traditional British form of domestic architecture generally only found in the larger urban areas of Ontario. London has several examples. 

One of the loveliest, 339-349 Princess Avenue (left), known as Princess Terrace, was built in about 1886 in the High Victorian Style. The roof line is broken by three gables with decorative wooden details and round windows. There used to be porches but they were removed during renovations. 

March 2022: Unfortunately, the easternmost unit now has black, instead of white, windows. 

A sad example is Camden Terrace at 479-489 Talbot Street (right), built 1876-77. The buildings, owned by Rygar Properties, have suffered from neglect for years. Rygar intends to demolish the terrace and build three residential towers on this site, incorporating a rebuilt facade of the terrace in the lobby. This, of course, with London city council's blessing, since the majority of councilors voted in favour of demolition on September 13. Take a look while you still can. 

The Camden Terrace situation raises the issue of infill development in London's core. How much do we want, where do we want it, and what should it look like? How many heritage buildings will be lost to highrises?

Update: Demolition of CT began in November 2016 and is now complete. 

August 2018: And Rygar has not yet started building on this site. 

2019: Rygar sold to Old Oak Properties. So yet another developer has demolished a building and been unable to follow through on its development plans. It will be interesting to see what Old Oak proposes.

February 2021: What Old Oak proposes is to rebuild the facade of Camden Terrace on the outside of the new development, rather than in the lobby as Rygar proposed. Another replica.

London Buildings: Ontario Cottage

One of the most common home styles in London is the Ontario cottage, popular from the early days of settlement right through to the early 20th century. Usually a single storey with a square plan, the Ontario cottage has one or two windows symmetrically placed on either side of a central doorway. A hipped roof slopes from a central point to all four sides. Although small, there's often an extension at the back. And while some are very simple, such as 23 Cathcart Street, shown at right, others have more ornate doorways and decorated gables, like 12 Cathcart Street below.

Some would call "Ontario cottage" a misnomer. The cottage is actually found in many parts of the world and isn't native to Ontario. The style probably received its name because it's prevalent in Ontario and not seen so much in adjoining provinces or states. The style was influenced by Regency architecture, but, in fact, the Regency cottage can be traced back to a style of home brought to England by soldiers who had served in India. Once it became popular, it was naturally transferred to other parts of the Empire.

 

After a few years in Ontario, the cottage changed a little. The pitch of Ontario roofs is usually steeper than English ones, probably to provide for more insulation against winter weather and to let the accumulation of snow slide off. The pitch was so steep that sometimes a half storey would be added under the roof and a Gothic window added to light the upstairs as in the ornate 47 Bruce Street shown below.

Hundreds of Ontario cottages are scattered throughout London's older neighbourhoods. Often constructed for tradesmen, labourers, and clerks, the Ontario cottage must have been deemed the most practical and affordable home the average person could build. Cottages are still practical as starter homes or for singles and couples not requiring a mansion.

A variation is the side hall plan with the front door on one side. A cute example, shown below, is 1 Dundas Street near the Forks of the Thames, now the First Hussars Museum.

The oldest cottage in the city isn't found in the downtown core, however. Flint Cottage in Springbank Park, below, likely predates any other cottage in our area. Fisherman-turned-builder Robert Flint built the cobblestone buildings well known in the Byron area, including this family homestead, built 1837. The cottage remained in the possession of the Flint family until 1891 when it was bought by the London Board of Commissioners. It became a stop and shelter for the London Street Railway.

Whether downtown, in Old North , Old South, Old East, Soho, Blackfriars, or beyond, there are enough cottage examples in the city to fill several posts.  International and yet home-grown, quaint but somehow stately, the Ontario Cottage has become an integral and charming part of London, Ontario's architectural tradition.

 

London Buildings: Italianate

A walk through London's older neighbourhoods provides fans of Victorian buildings with some true architectural delights. One of the more commonly found housing styles is the Italianate which must have been a favourite among London's builders.

The term Italianate stems from the Italian villas, particularly those of Tuscany, that inspired the style. The villas were built for the Florentine elite during the Renaissance but English architects, searching for a new look, went for it in a big way in the 1800s. The fact that Queen Victoria's husband, Prince Albert, designed Osborne House in the Italian villa style helped popularize the look.

It's a giant leap from Renaissance villas and royal palaces to the Italianate homes of London, Ontario. The square towers didn't appear here at all. Nevertheless, an extremely scaled down version of Italianate become popular throughout the province from about 1860 to 1890 and London has numerous examples.

23 Peter Street, built about 1873, could be a textbook illustration of an Italianate house. The low-hipped roof, wide eaves, double brackets, and elongated windows are typical of the style. Bricks form segmental arches over the windows and doorway and there are brick pilaster strips at the corners of the building. A blue historic plaque has been placed on this house and a sign to the right of the door tells us this was once the home of Rowland Dennis, Ironmonger, in 1875. Mr. Dennis owned Forest City Wire Works, specializing in fencing, railings, crestings, finials, and stable fixtures. By 1895, his company had been renamed Dennis Wire & Iron Works.

On the other hand, 505 Talbot, now dwarfed by the apartment building behind it, might be described as an Italianate mansion. Still the low-hipped roof, wide eaves (in this case with a frieze), large paired brackets, and elongated windows, but on a much grander scale with a two-storey central projection and nice trim above the second-storey windows. This one was built for James Owrey, a director of Agricultural Savings and Loan Co., about 1881. The brick has been painted and dormer windows added. Houses such as this one indicate this stretch of Talbot Street must once have been a prestigious neighbourhood. 

Update, September 2015: Go look at 505 Talbot while there's still time. Sadly, even though it was listed as a Priority 1 on London's heritage inventory, this is one of the buildings scheduled for demolition by Tricar to make way for a 30-storey tower.

Update, January 2021: 505 Talbot is now the site of Azure Condominium tower.