Unlike the City of Brantford where they’ve recently voted to demolish 40 heritage buildings in their historic downtown core, the Town of Collingwood has increasingly shown it’s respect for our heritage assets. 

On February 8th, council passed its first Heritage Tax Relief By-law.  Under this program, owners of significant heritage buildings can apply for a 10% refund on the municipal and education levy portions of their tax bill.  The Town has already identified qualifying properties and owners of these will be sent a notice advising them of this opportunity.

Collingwood also has another program that makes heritage grants available for the repair and restoration of heritage features of a building with funding of 50% up to a maximum of $3,000.00.

Both of these programs encourage heritage property owners to restore and maintain the heritage values of their buildings now and into the future.  As heritage is now very much recognized as having economic and environmental benefits, these programs make good sense to me.

Increasingly, we’ve seen a trend toward heritage preservation and restoration in Collingwood and I suspect much of this is due to the excellent work of both the Heritage Advisory Committee and the local branch of the Architectural Conservancy of Ontario.  The controversial demolition of a landmark building a few years ago, brought the issue to the public forefront and heritage became a substantial issue during the last election campaign.  In recent years, we’ve seen more buildings designated as heritage buildings such as the old Connaught School/wellness centre on Napier Street.

There are a number of examples through-out the town of major heritage projects such as the one now taking place at the old “Ditson” house beside the Royal Bank on Hurontario Street.  The Joseph Lawrence house renovation was truly a labour of love and learning for the owners as was a smaller restoration project at 282 Ontario Street.  Perhaps the most prominent example though would be the outstanding restoration taking place of the Tremont Building beside the new library at Simcoe and St., Paul Streets.  The added layers of siding and paint have been removed to reveal the original brick work and architectural features.  Windows were replaced and resized to the original ones and, the roof top parapets and 8 chimneys have been rebuilt.  I think this project, more than any other, has taught us a big lesson about what IS possible and why it matters.  Even those who called for the building to be demolished are now it’s greatest enthusiasts.

The debate about the value of heritage preservation of buildings continues in many communities and Collingwood is no exception.  While we readily sent old buildings off to landfill sites over the past decades, the tide shifted in recent years toward preserving these landmarks.  Collingwood’s downtown is an official Heritage District and is considered one of the finest in the country.

As I reported back in May of this year,  one of these buildings is the old Tremont Hotel downtown and next door to the new Library being built.  It’s been amazing to watch the transformation taking place as the owners, both strong heritage advocates, uncover the old and bring it back to life.  Many people in town are commenting on the “good job” being done and I think all are somewhat fascinated by the almost surreal step back in time as the original facade is exposed.

In an email from owners Rick and Anke Lex, they said:

• Completion should be summer of 2010
• Most of the exterior restoration (brick, parapets and cresting, new heritage appropriate windows etc.) should be complete before this winter.
• The paint removal process is mostly complete and attention will now turn to brick cleaning. (should take a few more weeks)
• They now have a website (work in progress)

If you are in the area, go take a look for yourself at both the Tremont and the new Library building now taking shape.  There are some other interesting developments taking place downtown and more to come such as the newly approved revitalization plan but more on that later.  The downtown just keeps getting better.

Quick – when you think of Elora, Fergus or Niagara-on-the-lake, what do you see in your mind’s eye?  I think most people would agree that they see quaint old towns built on a foundation of heritage buildings and planning.  Take it further and think of places like England, Greece, Rome or Havana and you see living examples of the past that define the very values of the people who live there.  They just don’t make them like they used to, do they?

Closer to home, we have the Village at Blue where the built form of Intrawests development is a re-creation of Olde Ontario.  They know it sells.  But closer still, Collingwood is the real thing.  A true 19th century main street and a community dotted with buildings that harken back to ships captains, loggers and the railway.

Today, the town is becoming well known for its constant battles to protect that heritage.  The pressures of growth and development are often seen to be at odds with the desire for preserving the built form of our past.  Indeed, this very pull of two views became a cornerstone issue in the last election and it sure to be again in the next.  At very least, what Collingwood does have as of February 2009 is an official Heritage District protected by the Ontario Heritage Act of 2005.  Or is it?

In Ontario, planning decisions can be appealed to the Ontario Municipal Board (OMB)  which has often been accused in the past of not being very transparent or accountable in their decision making.  Although the current McGuinty government promised planning reforms to provide clearer direction on planning matters, they have, in my opinion, failed to bring about any meaningful changes.  A recent situation is a strong case in point and a wake-up call for heritage proponents right here at home.

Like Collingwood, the town of Port Dalhousie which is now part of St. Catherines, Ontario has a heritage district in their downtown core.  The village dates back to 1826 and today has a charming mid-to-late 19th century canal village streetscape.  In 2003, the town voted overwhelmingly to establish a Heritage District.  When the plan was approved, the OMB said, “ Board finds that : “..the process followed by the City has been a full public process and all requirements of the Province have been complied with.” and  “… the designation of the subject area as a Heritage Conservation District represents good planning.”

Just months later in the spring of 2004, developer PDVC came forward with a plan that included among other things, a 33 storey high condo tower despite the fact that both the city’s zoning by-law and heritage guidelines limited development to a maximum of 3 storeys.  (Sounds awfully familiar, doesn’t it?) The plan was later amended calling for a 20 storey condo tower among other things.   A group called PROUD  opposed the plan  and over the last 6 years, waged a costly battle to preserve their heritage district.

During a 71 day OMB hearing, the developer argued that the Heritage District guidelines of that community did not spell out height limitations.  They furthered argued that the economic benefits to be brought about by the development would serve to protect Port Dalhousie’s heritage in the long term.  On the flip side, heritage experts argued that of course the heritage plan would never contemplate 20 storeys and further, the zoning by-law prohibited development beyond three storeys.  They further stated that a claim of economic benefit was neither proven nor, was it is the jurisdiction of the OMB who was only to consider planning matters and not economics.

In the end, the OMB rendered what many consider to be a shocking decision by allowing the developers application.  Yes, for the first time in the history of the OMB, they agreed that a 20 storey condo tower was suitable in a low-rise heritage district and that it represented good planning.  The Ontario Ministry responsible for the Heritage Act and Provincial Policy Statement on heritage was nowhere to be found in the hearing.  They took no role in defending the very laws they had written.

No matter what side of the issue you may fall on, surely you can see the glaringly obvious facts here.  A 20 (or 17 or 10 or 8 ) storey building does not belong in a heritage district.  I don’t care what the economic justifications are.  If the laws are designed to protect the heritage of a few blocks here and there, then for land’s sake, do it. 

I can’t help but wonder how strong the HCD plan is in Collingwood.  Is it now vulnerable to this type of inappropriate development?

No, they don’t make them like they used to.  No, there is no such thing as “new heritage’ as a former Mayor of Collingwood once claimed.  In our relative infancy as a nation, Canada has a long way to go before it learns the lessons of the importance AND economic  value of preserving our heritage.  Based on this recent OMB decision, you can bet that in Ontario today, the government hasn’t learned that either.

I was so excited after reading a news release about the old Tremont Hotel building,  that it was hard to get to sleep.

As I mentioned in a previous post on the subject, the Tremont building has sat neglected and abandoned since the town purchased it several years ago with the intention of tearing it down for parking.  Since the building is located in the Heritage District and is considered to be an exceptional heritage asset, it would have been a horrible shame.  Thankfully, the current council stopped to reconsider that decision and ultimately put out a request for proposals to the public.

On Monday night, council accepted a proposal from Richard and Anke Lex.  Rick is a developer and also the current president of the local chapter of the Architectural Conservancy of Ontario  and a noted heritage proponent within the community.   Anke is an artist specializing in gorgeous maiolica pottery.  The combination of their skills are a perfect fit for a plan that is an exciting model of combined heritage preservation and environmental sustainability.

According to the media release, “The project involves the preservation, restoration and revitalization of an important designated building in the Collingwood Heritage Conservation District and its adaptive reuse to provide commercial opportunities and live/work space for the creative sector.  The building will incorporate sustainable and environmental measures along with heritage preservation.  Some of the green energy components that the building will feature include solar PV and solar thermal as well as grey water recycling and heat recovery.”  I think the concept of live/work units is a fantastic approach that is sure to garner significant interest.

For the town, this plan may also solve the other problem residents have expressed about the lack of parking for the new library being built next door.  The Lex’s have confirmed that their plan allows the Town of Collingwood to retain over three quarters of the property for parking.  The Lex’s state that work is to commence this summer and that it will include restoration of the building’s 1889 façade. 

This is a wonderful example of an adaptive reuse of a heritage building that will have new life in a sustainable fashion.  Instead of becoming landfill, this landmark building is now destined toill become a jewel in the downtown core.

On another note, here’s an article from the local Enterprise Bulletin newspaper quoting the thoughts of yours truly on current market conditions.

Despite the fact that Collingwood is surely one of the prettiest towns in the province, the folks living in Olde Towne  would likely tell you that their view to the west is anything but pretty.

On the north side sits an empty lot and an abandoned, boarded up old rooming house.  On the south sits the neglected Tremont Hotel and the construction site for the new library. In the distance you see an auto body shop and overhead, a jumble of utility wires.  There is hardly anything redeeming in site.

There is however,  a new movement underway and this sad little corner downtown may soon become one of the more admired corners of our fair town.

First, the new library and municipal building is well underway now.  After an agonizing public delay and process, the new building will have a design that is sympathetic and in concert with the 19th century heritage stylings of our historic downtown.  Blending old and new, this fabulous library will earn the coveted Gold Level, LEED (Leadership in Energy and Environmental Design) certification.
 
The Tremont was also the subject of much debate and discourse.  In recent years, this municipally owned building was falling deeper into disrepair (we call that demolition by neglect) while heritage enthusiasts pleaded for its survival.  Today, it is rumoured that the town has entered into an agreement with a private interest to restore the building into a mixed commercial-residential complex.  If so, it would be a perfect example of creative and adaptive reuse of  a building that preserves a cultural heritage asset and brings new life and function into its purpose.

Generally speaking, it seems that one or two new developments in an area spurs interest in improving other properties nearby.  Given the scale of these two large redevelopments at St. Paul and Simcoe, I think the folks in Olde Towne may have a much better view ahead.

Nothing fires up debate in Collingwood better than a plan to tear down a heritage building.  Every time the issue arises, entrenched camps form with flaring tempers, passionate appeals and political hand wringing.  There have often been lines drawn in the sand:  tear it down or, fix it and leave it.  Neither seems right to me.

In the last few years, the issue has come up over and over again as the town struggles with the impact of enormous growth pressures.   Many of the properties are public assets such as old schools and the question of maintenance, restoration falls to municipal shoulders.
Some people look at an old building and see an unsafe, derelict and ugly structure that is better torn down and replaced by something more modern and functional.  Others see a piece of our cultural heritage that tells the story of our people and our town.  Both sides can agree that when it’s gone, it’s gone forever.

One such property under threat at present is the old Connaught school on Napier Street which is also known as the Contact Centre or Collingwood Fitness Centre.  This town owned structure is one of the last turn-of-the-century institutional buildings left and it features architecture that is never duplicated today.  But it’s more than that.  If the walls could talk, it would peal with the laughter of children who arrived by horse and buggy rather than by bus.  It would speak of foreboding teachers who comforted and protected children during two world wars and the great depression.

As a town owned fitness centre, this building has deteriorated due to a lack of maintenance and likely from the effects of humidity related to the indoor therapeutic pool.  It has not been remotely self-sufficient and is heavily subsidized by tax dollars for the relatively few people who make use of the facility.  On the other hand, it is an important public asset and there is a plan under foot to replace it with a more modern facility in a different location.  Bu then what happens to the building?

The Collingwood heritage committee is looking at developing a statement of cultural heritage value for the property; potentially a first step in having it designated as a heritage site.  I can see the battle lines being drawn already.

I am firmly on the side of protecting our heritage assets and believe that there are ways to satisfy all parties.  Creative adaptive re-uses can be found for our heritage buildings that preserve and renew the structures at the same time giving them new life and new use.  Let’s hope everyone is starting to think about options for this building; not drawing firm lines in the sand.

For years now, this property located next to the new library (now under construction in the downtown core), has been the subject of much controversy.  After having been for sale for an extended period of time, it went off the market and was later purchased by the Town of Collingwood for a significant price that led to an investigation and uproar.  That’s old news and water under the bridge but either way, the purpose was to tear it down and create a parking lot.

Soon after, the new Ontario Heritage Act came into effect and a new council was also elected. The building is situated in the Collingwood Heritage District and it cannot easily be torn down. As a result of public pressure raised primarily from heritage preservation enthusiasts, the decision to create a parking lot was reversed and the property went for sale.  No offers acceptable to the Town came forward. 

Last year, there was a proposal to create affordable housing on the site which ultimately went elsewhere.  Then, there was also a Memorandum of Understanding (MOU) signed between the Town and Theatre Collingwood to pursue the idea of creating a Cultural Centre on the site.  The MOU contained a requirement to keep just two exterior walls.  Again, politics and emotion stepped it causing that deal to be abandoned.

Currently, it’s subject to an RFP (Request for Proposals) to sell the property.  In the meantime, the building sits vacant and abandoned.  Is this demolition by neglect? 

The Tremont has a rich history.  It was built in 1889 and is the last remaining hotel of 16 that were once located in the downtown core.  According to Richard Lex, President of the Collingwood Branch of the Architectural Conservancy of Ontario, the building is rated as “exceptional,” the highest rating in the heritage district.  He points out that it represents typical brick work of the late 1800’s with many interesting embellishments and is essentially an unaltered example of the classic three-storey stand–alone hotel in Collingwood.

For very many reasons, I think it should be preserved at all costs.  What do you think?

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When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

There were a few interesting tidbits in today’s local newspaper that seem worth sharing:

Collingwood issued over $3 million worth of new building permits in September bringing the year-to-date total to a rather stunning $81.18 million for the first nine months of the year compared to $35 million for the same period last year.  Seems growth continues despite global economic concerns.

Collingwood Council has announced a new Heritage Grant Program.  Owners of designated heritage properties can apply to receive a grant toward the conservation and restoration of the heritage features of their properties.  Grant amounts of one half of eligible costs up to $3,000 are available.  I’ll bet this would qualify.

The Town of Collingwood Sustainable Community Plan is now complete and is available for viewing at the Town Hall.   I sure hope they’ll put it up on the Town’s new and much improved website soon.

Oh yeah, and they are also inviting applications for the position of Deputy Fire chief in case you are job hunting.

When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

Collingwood has some beautiful churches.

According to the 2001 census, about 1 in 4 local people did not identify themselves as having any particular religious affiliation however, that means about 75% of people do.  Church life plays a prominent role in society and perhaps more so in small communities.  The census reported that close to 16% of the Collingwood population identified themselves as being Roman Catholic and locally, that congregation is served by the beautiful St. Mary’s Church, “Our Lady of the Lake.”

According to Heritage Collingwood, the first Catholic Church in Collingwood was blessed in 1858 and was then located on Pine Street.  In 1888, the new church was built at the corner of Ontario and Elgin Streets where it still remains.  It’s a lovely building with a tall Church tower, arched windows and notable brickwork.  Incidentally, the land where it sits was donated by Mr. Thomas Long – the same family that donated the land for Collingwood’s present library at Second and Pine Streets.

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Sometimes I think I’m so darn lucky with the places my real estate career takes me into.

I happen to LOVE heritage buildings and for some reason, I can feel the lives and living that have occurred in the years gone by. (Warning:  I also imagine that I know what dogs are saying). It’s as though the walls come alive.

Recently, I listed the only remaining house smack in the middle of Collingwood’s downtown.  Amidst plazas and banks, there is this two storey old home that was used residentially until a few years ago.  The occupant was born in the house and lived there for over 90 years under unusual circumstances but that’s another story.  Today, descendants of the original owners from 1897 still own the house giving a continuity of stories rarely found. 

Stunningly, an old wooden addition across the back is believed to have been built in 1830, pre-dating the town itself.  That is likely the oldest structure in Collingwood.  There is an old barn on the property, century old trees and a full-width verandah across the front with unusual, profiled pickets.  Approaching the property, I could immediately imagine a pioneer family toiling the land which was then known to be swampy to the waters edge.  Later, I could imagine the family sitting on the front porches watching the bustling commerce of an emerging town with carriages trotting by and ships sounding their bells as they approached the harbour.

Today, the house is vacant, vandalized and boarded up.  It was tremendously exciting for me to wander inside with a flashlight and even in the semi-darkness, I could feel so much life gone by.  The old wooden portion is sadly rotting away but one can still see the tiny partitioned rooms and the ladder leading straight up to what was likely a sleeping platform.  Inside the main house, the paper thin wallpaper, the porcelain chandeliers, the filigreed designs on the wooden staircase the light dappling through transom windows helped me to imagine cooking in a wood oven, cold nights without central heat, a hand-cranked Victrola and lace tatted cushions. 

Thankfully, this precious testament to days gone by is located within the Heritage District and cannot be demolished easily.  As it sits on a full quarter acre of land zoned for downtown commercial uses, I hope a creative developer will come and breathe new life into it so it will stand for the next century.

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When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!