the south side of colborne street: a case for rehabilitation (v.2)
DESCRIPTION
In late 2008 Brantford Ontario's Heritage Committee (a volunteer-appointee advisory body to council) created this illustrated report to advocate that the historic South Side of Colborne Street be rehabilitated rather than demolished, as some were advocating. Building montage artwork by Jack Jackowetz, pre-confederate block rendering by Brad Emsley, layout by Adam King, copy by Jack Jackowetz and Adam King, edited by the Brantford Heritage Committee.TRANSCRIPT
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
S o u t h s i d e o f C o l b o r n e S t r e e t : A C a s e Fo r R e h a b i l i t a t i o n
‘The stones were not in themselves beautiful, but the impulse to lay each one in just this way, the impulse to create permanence, was itself moving.’ (Justin Cartwright, 2000)
The south side of Colborne Street was built in this way by men who were building a new life, in a new town, in a new world, for themselves and their children. It is still possible to glimpse their painstaking effort and exuberance behind the forlorn facades. If we reuse these buildings we will be grounding our economic renaissance in its historical context.
It is that simple and that important.
This fact is beyond all the well proven economic, environmental and engineering reasons for preservation (which are compelling in themselves). Reuse saves the landfill and recycles materials. These buildings have been shown to stabilize the slope. More visitors will come to see heritage architecture than will visit anything but the most exciting new buildings.
We were asked to comment on Colborne Street. This is the first time that the Heritage Committee has been asked officially by management to advise them on fate of the south side of Colborne Street.
City Council’s decision to make the redevelopment of the south side of Colborne Street a priority has focused the spotlight on the three block long section of Colborne Street between Brant Avenue and Market Street. Suburban retail development lead to a decline in the commercial activity in downtown Brantford, but in actuality, the economic downturn in the 1980s and 1990s has turned out to be a blessing for Brantford’s downtown as it resulted in an unintended preservation of these heritage and historic buildings from the ravages of that era’s ‘urban renewal’ demolition fads.
Brantford has experienced an economic boom since the completion of Highway 403. The condition of the downtown buildings is gaining more community attention. Downtown is the most visibly distressed neighbourhood in the city. With City Council’s attention clearly focused on improving the situation downtown as quickly as possible the Heritage Committee is concerned that rapid development take priority over smart, sensitive development. The downtown heritage buildings are unpolished jewels, and our intention is to identify a development strategy that retains as many of the building in the downtown as possible, rather than watching them go down under the wrecking ball. The downtown commercial neighbourhood is unique and what’s more, as a historical artefact it is important both nationally and provincially. Rather than demolishing them, we can leverage these assets to form the basis of a unique and irreplaceable heritage district in the city.
Why Brantford City Council Should Consider a Rehabilitation Strategy Over A Demolition Strategy
It will be easier to attract business one building at a time rather than a massive development which initially may be mostly empty and likely devoid of character. Less capital is required to rehabilitate individual buildings. This is likely to attract entrepreneurs whose very survival will be based on their ability to deliver a compelling offering which would connect with their customers as opposed to a corporate entity funding a large new development.
The downtown requires strong anchor businesses and services around which other business can take advantage of the traffic. Growth will best be managed one store front at a time until a critical mass is achieved and downtown becomes a destination.
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
Keeping the existing buildings gives the downtown its USP (Unique Selling Proposition), its heritage character. No new development can recreate heritage. The heritage of the building will provide character to new and relocated businesses. Below market rate rents will be the initial attraction.
Other commercial developments throughout Brantford offer convenience and parking. No purpose will be served to recreate the same type of development in the downtown. Eaton’s Market Square tried to duplicate a suburban shopping mall without success. Take advantage of the strengths the downtown has: heritage architecture and below market rents.
Do not break up the street scape with ground floor residential uses or large expanses of institutional storefronts. A strong mix and variety of retail and service businesses will keep people moving to the next business (next building).
Brantford has no focal point for the arts (performance, music, visual, crafts, antiques). The artistic community often leads the way in the renaissance and revitalisation of neighbourhoods. The Brantford Arts Block has established itself as this catalyst and will soon have store front space with which to enhance their offering while being accessible to the community.
The problems along Colborne Street have emerged over an extended period of time and are the result of a wide variety of factors. There is not an instantaneous cure for these problems. The improvement of the street will be the result of incremental improvements to existing buildings and to the surrounding area and will be carried out by local entrepreneurs. The creation of new activity centres which encourage people to utilise the downtown area is key to the revitalisation of this street.*(* From Conclusions and Recommendations of the South Side of Colborne Street Task Force Final Report, June, 1995)
The buildings on Colborne and Dalhousie streets were evaluated in a 1992 study based on their architectural significance, historical significance and appearance. This analysis highlights these aspects of each building on the south side of Colborne Street.
• Architectural significance was evaluated by considering: style, construction, architect/builder, design and context.
• Historical significance was evaluated by considering: the people, groups or organisations associated with the building, events associated with the buildings and cultural, social, political, military, economic and urban development patterns associated with the buildings.
• Ratings are on a scale of 0 to 100. 100 is outstanding.
NOTE: An inspection by fire department personnel of many of these building in 2005 indicated that the roofs are sound and the basements are dry. No visible wall cracks were observed.
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
151 Colborne StreetSmith BuildingBuilt: 1867Style: Victorian CommercialArchitecture rating: 73History rating: 44Appearance rating: 83
149 Colborne StreetMinor’s JewellryBuilt: 1876Style: Victorian CommercialArchitecture rating: 33History rating: 44Appearance rating: 33All original detailing has been obscured.
139 Colborne StreetFoster BuildingBuilt: 1867Style: Georgian CommercialArchitecture rating: 67History rating: 56Appearance rating: 75An A&P store in the 1930s.
B u i l d i n g S u m m a r i e sBlock between Market Street and Mill Street
(Between Grand River Ha2 and the Art Stanbridge Walkway)The block between 115 Colborne Street and 139 Colborne Street represents one of the largest surviving blocks of pre-confederation buildings remaining in Canada.
HISTORICALLY SIGNIFICANT137 Colborne StreetShannon BuildingBuilt: 1867Style: Georgian CommercialArchitecture rating: 67History rating: 67Appearance rating: 75A large impressive grocer’s warehouse exists at the rear facing onto Water Street.
HISTORICALLY SIGNIFICANT
135 Colborne StreetShannon BuildingBuilt: 1867Style: Georgian CommercialArchitecture rating: 67History rating: 67Appearance rating: 75
HISTORICALLY SIGNIFICANT143 Colborne StreetThe Right HouseBuilt: 1870Style: Beaux ArtsArchitecture rating: 80History rating: 67Appearance rating: 92Ogilvie Department Stores started at this location. Façade completely rebuilt in 1914. Fine example of early modern construction methods. Building is 36,000 sq ft.
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
HISTORICALLY SIGNIFICANT131 Colborne StreetShannon BuildingBuilt: 1867Style: Georgian CommericalArchitecture rating: 67History rating: 67Appearance rating: 75
129 Colborne Street127 Colborne StreetLaughrey BlockBuilt: 1865Style: Victorian CommericalArchitecture rating: 67History rating: 67Appearance rating: 75John Agnew was a shoemaker here before founding Agnew-Surpass.
HISTORICALLY SIGNIFICANT123 Colborne Street121 Colborne StreetLaughrey BlockBuilt: 1865Style: Victorian CommercialArchitecture rating: 67History rating: 78Appearance rating: 75Brantford’s Bell Telephone office was located at 121 Colborne Street in the 1890s.
This was the walkway to the grocer’s warehouse until a Shoe Shine Parlour was built in 1926.
125 Colborne StreetLaughrey BlockBuilt: 1865Style: Victorian CommercialArchitecture rating: 67History rating: 44Appearance rating: 75
119 Colborne StreetLaughrey BlockBuilt: 1865Style: Victorian CommercialArchitecture rating: 53History rating: 44Appearance rating: 50
HISTORICALLY SIGNIFICANT115 Colborne StreetLaughrey BlockBuilt: 1850Style: Georgian CommercialArchitecture rating: 73History rating: 89Appearance rating: 75Very significant early building. Jaspar Gilkison had offices here on the upper floors. Jaspar was an important historical figure connected to the Great Western Railway, the first telegraph line in Canada and he was Superintendent of the Six Nations from 1862 to 1891.
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
Block between Mill Street and Cove Street(Between the Art Stanbridge Walkway and King Street)
113 Colborne StreetBuilt: 1885Style: Victorian CommercialArchitecture rating: 67History rating: 44Appearance rating: 75This is the only corner building on the south side in downtown.
111 Colborne Street107 Colborne StreetArunah Huntington BlockBuilt: 1870Style: Victorian CommercialArchitecture rating: 67History rating: 56Appearance rating: 75
103 Colborne StreetArunah Huntington BlockBuilt: 1870Style: Victorian CommercialArchitecture rating: 67History rating: 56Appearance rating: 75
101 Colborne StreetMatthews BuildingBuilt: 1867Style: Georgian CommercialArchitecture rating: 67History rating: 56Appearance rating: 75
99 Colborne StreetBuilt: 1880Style: Victorian CommercialArchitecture rating: 67History rating: 44Appearance rating: 75Retail premises of the Turnbull Stove Company, a local manufacturer.
95 Colborne StreetBuilt: 1878Style: Victorian CommercialArchitecture rating: 67History rating: 56Appearance rating: 67Lot purchased in 1830 and initially used as a garden.
91 Colborne StreetBrooks BuildingBuilt: 1865Style: Georgian CommercialArchitecture rating: 47History rating: 44Appearance rating: 42
HISTORICALLY SIGNIFICANT
87 Colborne StreetDominion House Furnishings CoBuilt: 1915Style: Edwardian CommercialArchitecture rating: 73History rating: 67Appearance rating: 67Former site of the Gem Theatre (which burned in 1915), one of the first Allen movie theatres.
83 Colborne StreetWhitney BuildingBuilt: 1880Style: Victorian CommercialArchitecture rating: 73History rating: 56Appearance rating: 75Noteworthy for its large plate glass windows when built. It was the largest furniture showroom in town, 8,000 sq ft.
81 Colborne StreetHowell BuildingBuilt: 1871Style: Second EmpireArchitecture rating: 73History rating: 44Appearance rating: 75
79 Colborne StreetPattison BuildingBuilt: 1874Style: Renaissance RevivalArchitecture rating: 73History rating: 56Appearance rating: 75
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
77 Colborne StreetBellhouse BlockBuilt: 1870Style: Renaissance RevivalArchitecture rating: 80History rating: 56Appearance rating: 83Original 6 over 6 sash windows are still in place.
75 Colborne Street73 Colborne StreetBellhouse BlockBuilt: 1870Style: Renaissance RevivalArchitecture rating: 80History rating: 56Appearance rating: 83
71 Colborne StreetBellhouse BlockBuilt: 1870Style: Renaissance RevivalArchitecture rating: 80History rating: 56Appearance rating: 92Early recessed shopfront and entry is largely intact.
63 Colborne StreetBrantford WillowworksBuilt: 1901Style: Edwardian CommercialArchitecture rating: 73History rating: 56Appearance rating: 83Brantford Willowworks occupied the building continuously from 1901 until the 1950s.
59 Colborne StreetBrantford Granite & MarbleBuilt: 1905Style: Edwardian CommercialArchitecture rating: 60History rating: 56Appearance rating: 75
57 Colborne StreetBuilt: 1890Style: Victorian CommercialArchitecture rating: 40History rating: 44Appearance rating: 50
53 Colborne StreetBuilt: 1870Style: Victorian CommercialArchitecture rating: 73History rating: 44Appearance rating: 83There is Italiante stylistic influence.
65 Colborne StreetEsquire TheatreBuilt: 1937Style: Art DecoArchitecture rating: 60History rating: 56Appearance rating: 58The theatre originally seated 982.
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
49 Colborne StreetBuilt: 1908Style: Edwardian CommercialArchitecture rating: 67History rating: 44Appearance rating: 67The original storefronts have been completely removed.
45 Colborne StreetE. Holt BlockBuilt: 1908Style: Edwardian CommercialArchitecture rating: 60History rating: 44Appearance rating: 50
43 Colborne StreetJ. Holt BlockBuilt: 1913Style: Edwardian CommercialArchitecture rating: 60History rating: 44Appearance rating: 75
41 Colborne StreetJ. Holt BlockBuilt: 1913Style: Edwardian CommercialArchitecture rating: 60History rating: 44Appearance rating: 75The original storefronts have been completely removed.
HISTORICALLY SIGNIFICANT35 Colborne StreetHuntiongton BlockBuilt: 1867Style: Georgian CommercialArchitecture rating: 73History rating: 67Appearance rating: 75Originally constructed as a major warehouse.
Block between Cove Street and Brant Avenue
Recommendations✦ A vision for the south side of Colborne Street is required. The City must identify what its needs are
for this stretch so proposals can be assessed and measured for suitability and desirability. Funding will be required for this initiative. If public funds are to be committed to this stretch then the City must have input and influence in the revitalization effort.
✦ Downtown has a new role. It is the anchor for the university district. It is no longer the commercial centre of the city. Determine what services and businesses are required to support the needs of this new district while providing compelling reasons for citizens and people from out of town to visit.
✦ The buildings on the south side of Colborne Street although tired in appearance are overbuilt, using timbers and supports far in excess of that necessary to carry the loads required. The buildings structural condition needs to be assessed before any demolition decisions are made. Funding for this assessment is required.
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008
This concept drawing of the south side of Colborne Street focuses on the block fronting Harmony Square. We have shown what the streetscape could look like if the buildings are cleaned and rehabilitated. Notice how the existing architectural details of the buildings come to life.
✦ The Heritage Committee advises that the City keep the blocks of the south side as intact as possible mixing in new buildings that respect their venerable neighbours only as absolutely necessary. This solution would still maintain the uniquely historic character of the downtown core.
✦ Heritage buildings provide character and ambience that can enhance the experience of the activity taking place because they are authentic examples of the handiwork of a bygone era. The preservation of heritage buildings has been the catalyst for countless revitalization efforts across the continent.
✦ Involve the cultural community and the BIA, perhaps with the assistance of Glenn Murray, to help define the vision for the south side of Colborne Street.
ConclusionsFor years architects and connoisseurs of architecture have marveled at the resource that Brantford
has in Colborne Street. Time after time we have been urged to save and recycle these buildings. South Colborne Street has been spared the disasters of the urban renewal boom of the 1970s and 1980s. On Colborne Street we have kept our historical framework. We still have the basis of a walkable downtown. And we have a new generation living in the core. Well designed and well built modern buildings mingling with our renovated historical architecture will give us a unique framework for a vibrant downtown.
‘In European countries a developer is considered unimaginative and lazy when they contemplate taking down any old buildings, 200, 300 or more years old. The old buildings have seen many reuses throughout their hundreds of years of existence.’ (Monica Contreras, Urban Space Property Group, Ontario Heritage Conference, 31-May-2008)
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South Side of Colborne Street: A Case for Rehabilitation - 8 September 2008