Another Demolition By Neglect

The empty lot at right, 514-520 South Street,  is the former site of an 1853 cottage. The once-adorable home listed on the city's Register of Cultural Heritage Resources was demolished in November 2024 after years of deterioration. See here for pictures of its advanced decay and subsequent demolition. 

The cottage may have been in poor shape when Anmoor Homes purchased it in 2022, but the company didn't make a heroic effort to save it. Damaged by fire in April 2024, the house was removed from the city register in July and knocked down in the autumn. 

Anmoor later requested a rezoning of the property to allow the building of about 25 stacked townhouses. Planning and Environment Committee (PEC) recommended this be done, and London City Council agreed at their August 26 meeting. 

Whenever a demolition by neglect (DBN) happens - and it happens frequently - the same thoughts come to my mind. One is that London needs a powerful property standards bylaw that charges hefty fines to the owners of deteriorating and/or vacant buildings. The current system is complaint-based and clearly doesn't prevent DBN. A mandatory inspection regime with escalating penalties could deter neglect, though enforcement costs and owner pushback would pose challenges. 

Another observation is that, in an age with lots of homeless people and a lack of affordable housing, we also have vacant buildings.  Little wonder that unfortunate individuals break into an empty structure to take shelter. And if they start a fire to keep warm in winter, who can blame them?

Some might argue that single-family homes on large lots should be replaced with densely packed townhome developments more often. We need lots of infill to house our increasing population, right? After all, we can't expand the city forever, using up more and more valuable farmland (although the city seems to be doing just that.) I would argue, though, that densification is ruining our historic neighbourhoods by replacing traditional architecture with newer buildings that don't blend in. Hence, new construction should be limited in such areas as South Street in Soho.

I'd rather see larger buildings in the core renovated into affordable housing. We already have older buildings that have been reused for this purpose, like Youth Opportunities Unlimited in the former Grigg House. Or the former Honest Lawyer bar, now converted to apartments. And Bluevale is converting a newish office building at 376 Richmond Street into one-bedroom and studio apartments; see here for details.  

Still, we're going to need more of these conversions if we're going to a) increase our stock of affordable housing, and b) prevent historic neighbourhoods from losing their charm. I'd argue that the buildings below would have made excellent housing units if only the city, a non-profit organisation, or even another corporation had wrestled them away from their current owners:

But I suspect demolition by neglect and inappropriate infill are here to stay. The cottage’s loss is only part of a larger debate, that of "progress" versus preservation. And progress means densification in older residential neighbourhoods unless public pressure shifts the narrative. 

Adaptive Reuse in Carlisle, North Middlesex

 

The Presbyterian Church Heritage Centre (PCHC) is moving into Carlisle United Church, in the hamlet of Carlisle, near Ailsa Craig in Middlesex County.*

Formerly the National Presbyterian Museum, the PCHC was located in St. John's Presbyterian, Toronto, from 2002 to 2021. But that church is currently being renovated into condominiums, forcing the Heritage Centre to find a new home. The new location will be this quaint country church built in 1879. 

Like many congregations, the Carlisle church started out in an earlier building. Carlisle Presbyterian Church was founded in 1858 in a more primitive structure, replaced as soon as funds became available. The congregation joined the United Church of Canada in 1925.

But recently, like many rural congregations in the 21st century, Carlisle United has been struggling. With 19 members left in the congregation, continued use of the building was becoming impossible. Having the PCHC move in has brought new life to these folks, even though they've had to worship in the church basement. The former upstairs sanctuary will be renovated into an exhibit hall. 

Temporary basement sanctuary

The move of the PCHC hasn't been easy or cheap. A fundraising campaign was necessary to increase the load-bearing capacity of the Carlisle church's sanctuary floor from 40 lbs. per sq. ft. to 100 lbs. per sq. ft. This involved removing the ceiling in the downstairs hall so the contractors could add the necessary reinforcement joists. But the pandemic allowed the necessary work to proceed easily, since there was no weekly worship service. 

The renovated building will include a replica chapel of the 1850s, an enlarged version of what was in the earlier museum in Toronto. Accommodating about 30 people, the replica can be used by the Carlisle congregation and for occasional weddings. The only condition is that, when visitors tour, it will be necessary to hide the church's large electronic organ. After all, no instrument of any kind was present in the strict services of yesteryear. So the plans will have to include a method of disguising that organ.

Additionally, thanks to the PCHC moving in, the church building will have a few mod cons it's never had before: air conditioning, a security system, and a phone, for the first time in its 164 year history!

Pews are currently stored in the future site of a replica pioneer sanctuary. 

Magnificent memorial windows in what will become the upstairs exhibit hall. 

The PCHC is not scheduled to open until 2024. But I have a question already. Where will visitors stay overnight or eat? Carlisle is a bit off the beaten track.  

Victoria Inn. Note Middlesex Heritage Trail sign out front. 

What I'd like to see is the old Victoria Inn, also in Carlisle, become a B&B to accommodate visitors to the PCHC. Built in 1855 by Joseph and William Haskett, this example of an early Ontario inn once featured a verandah across the front, complete with hitching posts for horses. The building has never had running water, central heating, hydro, or phone. A building more authentic than this you simply can't get. 

New owners are renovating the interior. ( I don't encourage trespassing but when a building is this close to the road it's hard to resist peaking through the windows.) I haven't heard they're planning a B&B. They probably aren't. But I can't help thinking what a fine heritage inn this would make. 

Who knows? With enough attractions this "ghost town" might be back on the map. Carlisle was one of the most important villages in north Middlesex in pioneer days, with a population of 200 or more. Settler George Shipley of Carlisle, England, named it after his home town. Building a dam across nearby Linn Creek, Shipley soon constructed a flour mill and other businesses were quick to follow. When a post office opened in 1853, it had to be named Falkirk, there being a Carlisle elsewhere already. Old maps use either name, depending on the mapmaker's point of view. The village declined after the railroads - both the Grand Trunk and the London, Huron & Bruce - bypassed it. Today, the community is mainly residential and very quiet. A good place for an afternoon drive to "get away from it all." 

* A big thank you to Curator Ian Mason for information and to local resident Doug Carmichael, member of the Advisory Committee for the PCHC, for the tour of the church interior. 

Update, December 19: Latest word is that the PCHC has received a $100,000 grant from The Presbyterian Church in Canada to finish the project. 

The London Free Press building: Adaptive Reuse?

The London Free Press building at 369 York Street is going to be renovated as Venture London, a small business and innovation hub that will support start-ups. Farhi Holdings, the current owner of the building, will partner with TechAlliance, the London Small Business Centre and the London Institute to develop the multi-million dollar renovation. The building may open as early as this year with amenities such as an indoor event space, rooftop patio, and catering facility.

According to Shmuel Farhi in a Free Press article this project will help make London's downtown "a world-class, vibrant core." I'm not sure about world-class, but reusing the Free Press building is a step in the right direct for many reasons:

1. Reusing a building conserves natural resources, since it minimizes the need for new materials. If we recycle pop cans, why not buildings? Adaptive reuse is an important aspect of the green movement. 

2. Adaptive reuse is often more economical than starting fresh. While the final bill for this project is unknowable at this point, renovation is likely cheaper than if the partners were to build from scratch. 

3. The project may help revitalize this rather uninspiring section of York Street near the railroad tracks. I often walk about downtown but, at the moment, this area doesn't have much to recommend it for a stroll.

4. The Free Press building was constructed in 1965 when the newspaper needed more space than was available at their previous Richmond and Queens location. As a mid-twentieth century building, 369 York Street has never struck me as one of London's most attractive. The refurbishment may actually make the structure more inviting. 

5. Preserving the Free Press building saves the memories of many current and former Free Press employees, who may have been saddened if their former haunt had sat empty, gradually falling down, and possibly being demolished. 

5. Finally, if successful, this renovation sets an example for future adaptive reuse projects in London. Now we just have to find new uses for Wright Lithographing, the old Central Library on Queens Avenue, closed churches, surplus schools ...

Update, March 2021: Three years later, the Free Press building is empty and unused, just like the Wright building and old Central Library.  All under the same ownership. Surprise. 

Update, May 2023: Now Farhi Landholdings intends to demolish the building. So much for adaptive reuse. While not a favourite of mine, this building created memories for many Londoners. 

Final Update, January 2024: Demolition underway. Hope this spot won't be another one of London's "temporary" parking lots. RIP. 

Snagged a photo while waiting for a train at the CNR crossing on Colborne. 

Schools: M. B. McEachren, Lambeth

There was a time when Lambeth students wishing to further their education after elementary school had to take the traction line to London or board in the city. The building known as the Lambeth Continuation School came to their rescue when it opened in 1925 to teach Forms 1 to 4, later called Grades 9 to 12. Students taking Grade 13 still had to go to London.

After the continuation school closed in 1949, students once again headed into the city to attend high school. The building then became S. S. # 17, later known as Lambeth Public School. In 1965 its name changed again to M. B. McEachren School after a dedicated teacher named Margaret B. McEachren who taught there for 23 years. Additional classrooms and wings were added over the years.

Declared surplus by the Thames Valley District School Board in 2010, the old school has been owned by Lambeth Health Organization since 2015. Their plan is to demolish the building and build a medical centre on the site. The proposed building intentionally pays tribute to the school, with its red brick horizontal appearance. But why build something similar when you could just renovate the original?

On September 11, 2017, London City Council's Planning & Environment Committee (PEC) voted to remove the school from the city's heritage inventory list, just one year after city politicians voted to preserve it as a heritage property. Odd, since the heritage value hasn't changed. And Lambeth isn't overly endowed with heritage buildings.

All of this leads to the question, what does our society do with all its surplus schools? There are a great many of them everywhere, due to the decline in enrollment. Not surprising - the baby boom is over. Since 2006, the TVDSB has closed 33 schools. (For pictures of schools recently sold, see here.) Not all of them are architectural gems, of course, especially the ones built in mid-20th century which usually look like concrete bunkers. It would be difficult to justify saving all of them, especially since many sit on valuable land in key locations.

But the older heritage schools with style are more worth preserving. McEachren School - like quite a few others - could be renovated into a health centre, community centre, offices, shopping centre, college, apartments ... Just look here, here, and here. (OK, the last link shows the school being demolished but it was certainly successful for a while, each classroom being a separate shop). Personally, I'd like to move into the McEachren Apartments.

Update, September 20, 2017: City Council has decided to designate the school property with Councillor Jesse Helmer suggesting the building be renovated for a new use.

Adaptive Reuse

It's always nice to present another heritage preservation success story. For years derelict, this cute little house at 24 York Street is  now the home of Decorating Resource Studio. Built c. 1870 the two-storey brick structure has a sympathetic new addition at the rear and retains some decoration on its bargeboard. It's a Priority 2 on London's Heritage Inventory and described as the vernacular style. Just an example of what can be done with an older building when you have access to a little cash and good taste.

What to do with an old church...

Another church is closing. Hyde Park United is shutting down after 134 years. Built as a Presbyterian Church in November 1876, the congregation has served its community well. But sadly, its dwindling congregation has decided it cannot afford the upkeep. A September 19th open house service will celebrate the church's long history and a final service will take place on September 26th. 

Many of you might say, so what? In our increasingly secular age, the United Church of Canada is closing a church a week. Other denominations aren't doing much better. But from the point of view of heritage preservation, the closure means another historic building is threatened. What will happen to this old sanctuary and its manse? Well, they're likely to be put up for sale and, as a Free Press reporter euphemistically put it, the land "redeveloped." To put it more candidly, a land developer will likely regard the property as a fine place to build "luxury" condos. 

Here are some better ideas. Check out this - if Stratford can do it why not our very own H.P.? Or this. I know, some people will be offended at the thought of church structures being used for culinary or domestic purposes. But as we say in the heritage world "it's better than tearing it down."

Update, March 23, 2011: Rumours are circulating. A potential buyer wants to remove the steeple, stating it would cost too much to repair. Stay tuned.

A long overdue update: The building was rescued by a new owner, dermatologist Dr. Wei Jing Loo, who moved her business, DermEffects, into the building in 2012. Although the tower was torn down, it has been replaced by a replica. The manse next door was demolished but its bricks used to renovate the rear of the church building where businesses have opened. Wooden pews now make up the seats in the waiting room. Altogether, a fine example of adaptive reuse. For more info, see here.

Red "Antiquities" Building Finds New Owner

2010

The "Red Antiquities Building" has been saved from demolition, partly because over 200 Londoners have been willing to contribute money to preserve it. An agreement has been reached between Heritage London Foundation and The Pathways Skill Development and Placement Centre to restore the building for Pathways' use. The stabilization of the foundation will begin shortly.

Pathways is an organization that provides skills training for the unemployed or underemployed in London. In other words, they're not a heritage organization. That's okay. That means we have a ground-breaking initiative here. Two organizations - one heritage and one not - have come together to save an interesting part of London's past. This is the kind of partnership we need to see more of in the future. Adaptive reuse here we come!

Update, March 23, 2011 - Renovations have now begun on this historic building. Two chimneys have been removed and soon the entire structure will be moved off its rotting foundation so a new one can be poured.

Update, June 14, 2012 - The building is finally ready for Pathways to move in. An open house was held this evening so community members could check out this new old building. Great work!

Update, January 6, 2021 - The "Antiquities Building," as some of us still call it, has recently been sold and rumour has it that a new business will soon be moving in. Congratulations to the new owner! It's a busy location with about 30,000 vehicles driving past a day. It's always great to learn that one of our historical treasurers has found a new purpose.

2021 - Wellington Street view

2021 - Hill Street view