More than bricks and mortar

Earlier this month, my two-year term as president of the London Region branch of Architectural Conservancy Ontario (or ACO London for short) came to an end, and I felt it would be worthwhile to reflect on that time.  ACO is a non-for-profit organization with 25 branches across the province with a mission to "preserve Ontario's architectural and environmental heritage by helping communities and owners preserve buildings and structures of architectural merit, and places of natural beauty or interest".

During my tenure as president of ACO London, I learned a lot about our city beyond just architecture:  history; land-use planning; culture; urban revitalization. Buildings (old and new) are more than just bricks and mortar—they are a major thread in our cultural fabric.  The growth of our city tells the story of its people, and if we choose to thoughtlessly bulldoze "old buildings" for the sake of "progress" to build new structures in their place, then we will become disconnected from our past and permanently lose that part of our culture.  There are also the environmental and economic impacts of simply tearing down a building - the greenest brick is the one already in the wall!

London is rich with built heritage, and in general most people have an affinity for buildings with unique or interesting architecture.  Those who become members of ACO are typically those with a particular interest in heritage conservation, and end up speaking on behalf of buildings that can't fight for themselves.

One of the biggest losses during the past two years was that of Camden Terrace. A true architectural gem, and a rare example of Victorian row-houses, this complex on Talbot Street was left for years to rot: it's called "demolition by neglect" and unfortunately it tends to be effective in persuading cities to allow a building to be torn down instead of being restored. Cities such as London need to take a hard look at by-laws pertaining to vacant properties, but that's for another blog.

Camden Terrace in 1987.  (Photo courtesy of the City of London planning department.)

The loss of this building—the property is currently an empty lot full of broken iconic London yellow brick—really stung.  What's worse is that the promise to build 30+ storeys on the land right away was not kept, and the viability of the project is still in question.  Camden Terrace will serve for a long time as an example of urban planning gone wrong.

Camden Terrace on April 22, 2018.

Buildings of all ages give that tangible connection to distinguishable periods in our history, and by no means are meant to be placed under glass to never change for the rest of time.  Heritage conservation is about maintaining streetscapes while allowing for additions and new construction.  Doing the latter in conjunction with an old building is the most sustainable method of introducing a new building: reducing waste going to the landfill; retaining important cultural inventory; and better payback on the final building by way of more demand for units (even if it costs a little more up front).

One highlight of recent note is the acceptance to incorporate two historical barns into a new subdivision on the city's northern border.  After advocacy from ACO London and others, the developer worked the clay-tile barns into the plans for the new subdivision.  They will be re-purposed likely for commercial use and will give a unique flavour to a new neighbourhood.

One of the barns at 660 Sunningdale Road East. (Photo from The London Free Press.)

Of course, there was much to celebrate during my two years as president.  2016 was the 50th anniversary year for the London Region branch, founded in July 1966 by four dedicated Londoners who wanted to see the Ridout Street complex saved from demolition.  50 years later, those buildings still stand and are in full use, currently as a private school.  It was an enormous honour to have served during this important milestone in our branch's history.

Receiving a certificate of congratulations on the branch's 50th anniversary from the office of London North Centre's Member of Parliament.

2017 was the sesquicentennial of Canada's confederation, a year filled with reflection on our nation's past.  Our branch was very active in promoting the history of our city that one experiences through its buildings, and as a society we must continue to value those connections as London continues to grow.

I look forward to serving another two years with ACO London as past-president.  The work is never done when you're an advocate for something as vital as the shared cultural resource we call built heritage.

It's not how dense you make it...

All right, everyone, now say it with me!  "It's not how dense you make it; it's how you make it dense."

Good.  Now with that out of the way, let's explore how we can have exciting new buildings in our city that have a positive effect on existing architecture, and more specifically heritage buildings.

By integrating heritage buildings into the design of new builds from the get-go as a foundation for the new construction, a city keeps its character while allowing for higher density.  Responsible and forward-thinking land owners will maintain the buildings on their properties right up until the time of construction, and throughout, in order to preserve the integrity of the existing structures.

Camden Terrace in 1988.  Photo courtesy of the estate of Lois Marshall. 

Lately in London, we have had quite the opposite, from the demolition of 505/507/511 Talbot Street to make way for another uninspired concrete monolith (think of the hideous Renaissance towers on Ridout Street North between King Street and York Street) to the pending destruction of 175/179/181 King Street (although thankfully 183 King Street will remain) for another 30-storey tower.

Now don't get me wrong: we need a proper mix of high-rises, mid-rises, and low-rises in the downtown.  New buildings are always going to be required to regenerate and grow a city.  Making them the right density in the right locations builds a city inwards and upwards, which is what is needed instead of outwards and sprawling.  Urban infill is a good thing and a necessity; however, it has to be done with consideration for the existing built environment and adaptive reuse in the forefront, not as an afterthought.

Camden Terrace (479 to 489 Talbot Street) is under threat of complete demolition.
These row houses have a significant and rare form and style, designed by the renowned London architect Samuel Peters (click for short video on Peters and Camden Terrace).  This brilliant gem in our downtown core tells the story of how our city grew and evolved, and warrants a respectful integration with this infill development.  Instead, the developer prefers to tear the building down to make way for a 9-storey mixed commercial/residential building as the first phase, with plans for two towers (also mixed use) on the north (29 storeys) and south (38 storeys) as the second phase.  Plans also show a three-storey parking garage in the back.

I am a fan of the mixed use: it is ideal for a city where we want people to work and play all within walking distance of their home, which has huge benefits economically, socially, and environmentally.  The design of the nine-storey first phase can easily integrate the entirety of the original row houses, with appropriate modifications to permit the desired entranceway as proposed in the designs.

Camden Terrace in 1987.  Photo courtesy the City of London planning department.

The London Plan aspires for no more aboveground parking, and rightly so:  parking in the inner core start to disappear with driverless cars and rapid transit, and therefore the people who are living and working downtown are less likely to own a vehicle.  The proposal has four levels of underground parking and three levels of aboveground.  In reality, the aboveground parking will become obsolete in the very near future and would be better use of space to expand the nine-storey construction: this keeps the nine-storey portion virtually unchanged (or potentially larger) and allows room for Camden Terrace to remain. Talk about win-win! The investment for the developer and the city will be huge if all phases are built: don't we want this done right for ourselves and for future generations?

Adaptive reuse has become prominent recently with the Cornerstone Building, the London Roundhouse, The Cube, and many more.  Not only does it maintain a city's character, it is also easier on the environment by not sending tonnes upon tonnes of building materials into an already-strained landfill site.  

Camden Terrace must be given designation and maintained in situ, as any needed changes to the buildings can be considered through a heritage alteration permit.  In fact, the London Roundhouse remains in place and will have a tower built behind it: why can't we do the same here?

Heritage needs to have a voice at the table, and be included from the beginning of projects impacting our shared historical buildings.  A mature city values its heritage.  Other mid-sized cities in Ontario have been willing and able to push the creative inclusion of heritage buildings into new developments of various size:  isn't London good enough to have the same?  Shouldn't we demand better for ourselves?

Council haste makes heritage waste

"The wrecking ball cometh."

These words (apparently) bring music to the ears of eight members of London's council, given that they voted against designation of 759 Elizabeth Street (AKA the "Carling Cottage") as a heritage property at the November 10th council meeting, the winning decision in an surprisingly-close 8-7 vote.  A week before at the Planning and Environment Committee meeting on November 2nd, the committee voted 3-2 against designation, with those voting against using flawed logic to guide their decision, including red herrings like the condition of the roof and the outdated furnace as reasons to allow demolition.  The two voting for designation made great arguments for not demolishing the cottage, specifically the historical context of the building and the fact that its orientation predates the surrounding road network.  Not only that, but heritage designation does not preclude applying for a demolition permit.

505 Talbot Street, at left, undergoes deconstruction after the demolition of 507 and 511. (Nov. 11, 2015)

This scenario has played out all too commonly with the current council:  we recently also lost three heritage buildings at 505, 507, and 511 Talbot Street (the building at 511 formerly home to The Shire pub) to be replaced with a very uninspiring skyscraper.  While I fully support intensification when it comes to new developments, councillors would do well to remember the following adage: "It's not how dense you make it, but how you make it dense."  Developing bland concrete blocks at the expense of cherished heritage buildings is reckless and irresponsible.  Unfortunately, only one councillor – Bill Armstrong – voted against the demolition.

To justify the demolition of heritage buildings and endure the resulting loss of history and culture, the structures replacing the existing must provide a positive net benefit to the community.  Unless plans for the new highrise include some beautiful architecture and mixed use, a net benefit will not be in the cards for the Talbot properties. It is certainly not the case at 759 Elizabeth where the developers are proposing to build a duplex in place of the cottage.

The Carling Cottage, as seen in the London Free Press on Nov. 2, 2015.

Now, the Carling Cottage may not be a grand mansion or the home of anybody famous, but it provides an impeccable example of vernacular architecture.  The cottage was built in the "Regency" style, as outlined in this description of the property from the 2010 MLS listing (462279):

A unique Ontario cottage purchased by the owners great grandfather from Sir John Carling at the time of the Wolsey Barracks purchase in about 1878. “Carling Cottage” as it is known, is one of the first brick homes in the district built in 1827. Initially it faced Adelaide St which was the concession rd at the time and the carriage house was located on Oxford St, now demolished. It has been maintained in the style period having original pumpkin pine flrs, fireplace, large 6x6 Georgian windows, many original glass, however the whole house has been refurbished, which inc. the fireplace, wiring, new plumbing, shingles(07) new sub-floors (kit, bthrm and mudrm) and the large covered front porch (30.8ft x 6.2ft) to its original design where you can sit in one of 4 black rockers. If you appreciate a perfect peaceful piece of London history this is the cottage for you. Large 8 x 12 storage cottage also located on 78 x 150 ft lot(exclude chandelier in DR)

This property is steeped in history, originally belonging in London Township.  Charles Henry and his family lived there, on lands owned by Sir John Carling of brewery fame, to work the farm. The house's front orients toward the forks of the Thames, which would have provided a wonderful view over the farm fields leading into the town of London. Years passed and the city grew up around this place as it endured for over 150 years. 

Preserving vernacular buildings is just as important as keeping Eldon House and other large, elaborate homes: we don't save nearly enough buildings that represent the working-class person of the day.  A good example of this is the number of plantation houses saved and restored as compared to the slave quarters, even though the humble slave quarters were lived in and represent the lives of many more people.  We should pay special attention to and cherish those rare small buildings from the past that provide insight into the lives of everyday folks.

I applaud the seven councillors who voted to save the Carling Cottage, and thank them for their serious consideration of this important home.  The members of the community who supported keeping the house intact also require recognition for trying to conserve an important property. 

Everyone needs to know that the greenest building is the one already built. Unfortunately, the demolition equipment has arrived and deconstruction is expected to begin tomorrow (December 3), so we must bid farewell to the Carling Cottage.  Maybe you can pick up a piece of history from the rubble and pay tribute to the past inhabitants.

The many virtues of arts and culture

Arts and culture are integral to what makes a city worth living in. A thriving cultural scene helps to attract and retain residents, and contributes to our sense of community. The arts provide entertainment for weekends and evenings. They give us something to share with our families and friends and encourage us to look at the world in new ways.

What many people don't realize is that arts and culture also contribute greatly to our economy. The arts strengthen and support local merchants, and drive tourism. They also spark creativity and innovation across all sectors.

London's Cultural Profile Report, published in 2013, estimates that the cultural sector contributes $540M per year to London’s economy. In 2011, the city spent $60 per capita on arts and culture, while the cultural sector contributed $1 475 per capita to the city's economy. Obviously this is not an area the city can ignore, not even those who claim to focus exclusively on jobs and economic growth.

At Grosvenor Lodge during Doors Open London & Culture Days

It's clear to me as someone born and raised in London, and who continues to enjoy living here, that we have incredible offerings in this area. The Palace Theatre’s recent production of Death of a Salesman, as well as Doors Open London have reminded me of that fact recently (and I'm sure the Lost Soul Stroll will do the same later this month).

How do we strengthen and promote London's talent, and keep it well connected with other sectors in the city? London's Cultural Prosperity Plan, published together with the profile report mentioned above, gives a few strategic directions on that front:

• Strengthen the economic growth of culture
• Support cultural programming
• Leverage London’s cultural assets
• Celebrate and promote culture

We also need the right facilities for arts and culture in London. New facilities should accommodate many different artistic offerings, whether they are choirs or theatre, comedy or ballets. There should be room for all sizes of art shows, whether a small collection of visual art pieces or a visiting international act. When the John Labatt Centre opened in 2002, it was built with the multiple purposes of hosting hockey and other sporting events, as well as musical acts and a multitude of other events that have been held there. Why not do the same with any new arts venues?

The Cultural Prosperity Plan is a vision of London as “a culturally rich city that uses creativity of its citizens to make a place that will prosper in a new economic age”. As your councillor, I will work to implement this plan with a focus on leveraging London's existing assets. If this is done well, the other strategies will fall into place more easily.

In the meantime, I'll look forward to seeing you at our performances, museums, and galleries!

My platform for a better London

The ideas a potential councillor proposes and the values he or she represents will be the most important information for citizens as they cast their ballots this Fall. To make sure my ideas and values are clear, I posted my platform at Bloxam.ca/platform.

Since the Spring, I have been visiting Ward 6 residents at their homes to introduce myself. I've also been listening to them about what is important to them in their neighbourhoods and for the city of London as a whole. I’ve also attended community meetings and events, and met with many of the decision makers in the area. All of this has helped me to refine and focus the priorities I already had when I entered the race to be the next councillor for Ward 6.

I chose to organize my platform based on three key themes that I believe Londoners are looking for from their next council – Integrity, Prosperity, and Sustainability. Of course, there’s a lot more to the platform than just a few key words. I’ll expand on some of the individual ideas here on this blog over the next few weeks. For now, let me tell you a bit about what I mean by each of these words. 

Integrity 

If there's one thing I've heard above all else when speaking with Londoners, it's that the citizens of our city have lost faith in their elected officials.  I promise to be open, accountable, and accessible to my constituents.  I will work with my council colleagues to come to a consensus when making decisions, instead of continuing the "us vs. them" mentality of the past.

Prosperity

Our city has had a tough time during the recent economic downturn.  We need to get more folks into fulfilling careers and encourage business growth in London.  There is no easy answer and there are many pieces to the puzzle, but working together we can achieve our goals to make London a place to live, work, play, and stay.

Sustainability 

Sustainability means ensuring that decisions take into account economy, community, and environment without placing higher priority for one over the others. It also means ensuring that the prosperity we build together lasts over the long term. In my business career and volunteer commitments, I have always striven to make sustainable decisions. This is a practice that I will continue as your councillor.


I hope you’ll take some time to read through the platform on my Web site, and to get in touch with any questions and comments, good or bad. One of the things integrity means is that I keep listening, even if I think I have the answer.

Please also continue to visit the blog as I expand on some of these points and talk about what the next council’s job will be when it comes to making them a reality.

Throwing the hat in the ring

This afternoon, I declared officially my candidacy in the Ward 6 council race.  You can read the press release below, and please share it widely!

-------------

FOR IMMEDIATE RELEASE

Tuesday, February 18, 2014

Mike Bloxam declares candidacy in Ward 6 council race

Business owner and active community volunteer, Mike Bloxam, declared his candidacy for London’s Ward 6 council seat on Tuesday.

Already familiar with City Hall by serving on council’s Advisory Committee on the Environment, Bloxam feels he has more to contribute. He is passionate about London, his hometown, and believes strongly that living in a community means giving back – a belief and practice that he will continue through civic duty.

Bloxam wants to see community-focused urban planning and will apply his own experience to the office.

“My vision is a sustainable London where people want to live, work, play, and stay,” Bloxam said. “Striking the right balance between economics, community life, and the environment is critical to a successful city. My experience as a business owner and volunteer in London has helped me find that balance, showing me first-hand it is absolutely achievable.”

Bloxam owns and operates SunTap Technologies, a company specializing in renewable energy. Launching and sustaining a small business has given him crucial skills to represent Ward 6 on council. Mentoring co-op students through his local company has helped to convince Bloxam of the need to create opportunities for young people in our city.

“Instead of always looking outside our city for business investment, we need to encourage home-grown small businesses – not only to survive, but to thrive. These local companies will create jobs here and help London prosper,” he explained. “Mentoring and financial support are two ways to keep our highly-educated graduates in London.  We can foster their sense of entrepreneurship by giving them what they need.”

Serving for 15 years as a volunteer at the London Food Bank, where demand continues to rise, also strengthened his resolve to seek a council seat. He donates his time to various other community organizations, such as ReForest London and All-Breed Canine Rescue. Given the level of need in our city, Bloxam feels he can have even more impact, and improve quality of life for Londoners, as part of a more focused council.

“London can be better because council can do better,” Bloxam said. “My commitment to represent the citizens and businesses of Ward 6 is to ensure that all views have the chance to be heard. I will listen to Londoners' ideas and issues – as I have in my career and community life – to help me make the right decisions for Ward 6 and our city as a whole.”   

Bloxam will celebrate his candidacy with a launch party in March, to be announced at bloxam.ca.

- 30 -

Mike Bloxam is running to be your next councillor for Ward 6 in London, Ontario. He aspires for a better London that is an ideal place to live, work, play, and stay.

Campaign hotline: 519-518-2273 | E-mail: mike@bloxam.ca | Web site: www.bloxam.ca | Twitter: @Mike_Bloxam