The case for demo permits with strings attached
There’s this prevailing notion that council has no control over their built landscapes. Threats of legal proceedings tend to take precedent over the preservation of certain key parts of our architectural heritage.
That definitely seems to be the case in Olde Walkerville with the old Bank of Montreal building at the corner of Ottawa and Walker road. The only reason this building is going to fall is because the date stamp on the demolition permit application wasn’t what the lawyers wanted to save it. That’s it. The fence has been erected (I don’t know what’s up with this sign on the fence? I think we should give the CAW a call and ask why they would be sponsoring this demolition.) around the building and it’s life can now probably be counted in hours instead of decades (almost a century) as has been the case until today.
So how do we prevent this from happening again? We were asking this question just a few months ago when the Seagrave factory fell to the building-eaters. Has anyone been out to that site lately? It is appalling what the owner has done to this property. Industrial components litter the gravel lot in an attempt to wring out some storage dollars from customers. This type of business is usually done behind four walls - but not here. It is incomprehensible as to how this use can even be legal! There isn’t a safety fence to be seen.
Other municipalites have realized that they have more control over how their communities are built and have taken steps to ensure that this type of development doesn’t see the light of day. When a demolition permit is taken out, a comprehensive redevelopment plan is contractually attached to its approval, making sure that the owners have a plan for the site once the target building is removed. With performance bonds attached to the redevelopment plan, the work is guaranteed to be undertaken. In Boisbriand, Quebec, this policy guided General Motors towards redeveloping their unnecessary property with an eye towards the benefit of the community they once profitted from. They have gone from the “bad guy” who has taken away jobs, to responsible corporate citizen when their redevelopment of a demolished building and site actually contributed to the well-being and quality of life of its neighbours. From their website…
A welcome renaissance
Faubourg Boisbriand is located on the site of the former General Motors assembly plant. After the plant shutdown, neighbouring communities hoped this enormous space would be used for a real estate redevelopment project that would contribute to the economic revival of the area.
Cherokee and its local partners are developing this integrated lifestyle community that combines shopping facilities with residential and office space, while providing urban infrastructures and respecting the natural environment.
With the support of the City of Boisbriand and its citizens, the project includes a complete rebuild of the Highway 15 and 640 interchange as well as access to the suburban train network, a registered project in the 2008-2009-2010 Triennial Plan of Fixed Assets from Agence métropolitaine de transport (AMT).
Once construction of Faubourg Boisbriand is complete, the City of Boisbriand will manage all urban services. In addition, the City of Boisbriand will collect property taxes equal to four times the amount collected prior to the demolition of the plant in 2004.
This private-public effort brings economic revitalization to the region and a high-quality, urban community in the lower Laurentians.
It is time to really start analyzing the way we conduct business in this city. Obviously, things must change if we expect different results. I think it’s time that this city seriously reconsider designating the entire Walkerville area as a Heritage Conservation District to proactively take control of this rare jewel of a neighbourhood. I know that the attempt was made in the early ’90’s and the residents lobbied against it, but considering recent developments I am sure a case could be made in 2008 for it to happen. As a Walkervillian myself, I know that a good portion of the value of my home is based upon the fact that it is located in a heritage district (whether it is officially declared that or not). By having it designated as such, I know my investment will be protected and the character and flavour of my ‘hood will remain intact. With the proper communications in place to reassure property owners that this isn’t the city trying to handcuff their property rights, but Walkervillians trying to protect Walkverville, I can’t understand why anyone living here would object.
Tags: adaptive reuse, investment, planning department, revitalization, Urban Design, walkerville
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What about an adaptive reuse of the old GM factory on Walker Road there? I know it would take some VERY deep pockets to make a go of that, but the transition to that, and bordering, neighbourhoods would go down as a great turning point in the history of Windsor. The old YMCA building in Charlottetown is being redone as condos and, with their proximity to the Altantic Technology Centre and downtown, I imagine that young professionals and boomers will be snatching up those properties in a hurry.
Hmm — too bad I don’t play lotto, eh?
The zoning for the Seagrave site does not permit outside storage. This means that all of the racks, boats, dead sweepers and old Casting Plant forklifts cannot be stored there. We’ve been on the city for this for a couple of months…nothing done to date. Also…If you stroll up the alley behind the site you will notice that they have torn down the fence and are preparing for alley entrances. I’m sure the residents on th 900 block of Monmouth need to know about this.
As far as area designation goes there is no guarantee at all in that. Look at Old Sandwich Town. If residents or business are concerned about this, they have the option to designate individually. Even that is no guarantee if the powers that be desire otherwise. There are also negative impacts on residential insurance etc. Some insurance companies flat out refuse to insure historical buildings or charge a premium to do so. Lots more needs to be done to pave the way. Better heads need to prevail.
I think in areas such as ours, designation goes beyond preserving individual building into the realm of protecting our urban design. It isn’t just the architecture that makes Olde Walkerville what it is, it is the relationships between them and the public realm that is constructed because of those relationships. All this needs to be preserved and the Heritage District designation is one of the only ways (that I know of anyways) that can do this.
Just go to the intersection of Ottawa and Walker now and see what our future holds if we don’t do this. The building is down and that corner is now as ugly as anything else in this city. It is sad.
About the Bank of Montreal building. Andrew from Metropolis e-mailed me that the new prospect tennant is the Ukranian Credit Union. Isn’t that ironic. They are tearing down an existing bank with all of the appropriate ammenities (vault etc.) to put a bank in the strip mall. This just goes to show that a little dialogue beween the powers that be from the City could have averted this needless demolition with sensable dialogue and without litigation. City officials can say all they want that they are getting their “stuff” together re: heritage conservation. The fact is obvious…They could care less.
UCU is going in there? I’m kind of sad to be a client of theirs now, if they were the ones pushing for the deomolition.
And it’s just a lateral move for the credit union. They will be opening up yet another vacancy further west on Ottawa Street.
Deed is done. The Gateway to Old Walkerville is now the Gateway to Old Parkerville.
YAY! If there’s one thing Windsor truly needs it’s more parking.
Remember Andrew; Free parking is the fertility drug of cars!