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against using flawed logic to guide their decision, including red herrings like the condition of the roof and the outdated furnace as reasons to allow demolition.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.

Common courtesy for your neighbours

I have heard many ideas and concerns from Ward 6 residents over the last eight months of my campaign. There’s one issue though that has come up at every single debate, and more frequently than others at the door. That issue is student housing.

Londoners are proud of our college and our university. We know how many people they teach and employ; however, they can sometimes be a source of neighbourhood conflict for those living nearby. Ward 6 residents have reported untidy lots, buildings with heritage value left in disrepair, and safety concerns with large numbers of people sharing a single-family home.

How do we find a balance between making sure there is affordable housing for students and young people, while maintaining the character of our neighbourhoods? There are a number of things to consider.

First, there is legal precedent that more than three unrelated people sharing single home makes it a lodging house. Lodging houses are not allowed in R1 residential zones, where only single detached homes are allowed. Some neighbourhood groups would like to see this implemented in London, and in general, I support the idea. Not everywhere is an R1 zone, so lodging houses would still be allowed in higher density residential areas – places that are more likely to have the services, like transit, to support the extra people.

Fixing transit in London will also help our neighbourhoods over time. If students can get quickly and efficiently across town by bus or bike, more will be willing to live farther away from campus. That means they will get to know the city beyond the campus bubble better, and hopefully start to think of London as home. It also means that housing all of the city’s students won’t fall to just a few neighbourhoods in the same way it does now.

In many cases though, students or tenants aren’t the problem at all. Some landlords neglect their properties, putting in the minimum amount of time and money it takes to find renters. This is where we see uncut lawns, buildings in disrepair, and where we start to worry about the safety of some of our student neighbours.

I hope there aren't any properties as bad as this in your neighbourhood!

Some of these landlords aren’t concerned at all about how their properties are reflecting on the community because it isn’t their community. Many live in Toronto or even further away, and own property in London either because their children were once students here, or merely see it as a good investment. We need to make sure these property owners do their part, even if they aren’t around to live with the results.

Most of the things neighbours complain about are covered under existing by-laws, whether it’s maintaining the yard, disposing of waste, or making sure that fire safety regulations are observed. The trouble is that most of these by-laws are only enforced when a complaint gets filed.  

London can do better at holding absentee landlords accountable, for the sake of both long-term residents and renters. We can increase inspections under the Residential Rental Licensing program, and also step up by-law enforcement in targeted areas near campus.

All of these measures will help maintain the character of our neighbourhoods, while keeping all residents safe and allowing them to enjoy their community.