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Pdf extract images software control project winforms web page asp.net UWP 8Cumberland_HeritageImpactStatement5-part514
826-834 Yonge Street & 2-8 Cumberland Street- Heritage Impact Statement
Development of the property is governed by a variety of policies which
deﬁne the approach to and scope of the issues surrounding the project.
Some of these policies are reviewed in the this Appendix.
VII.1 Ontario Planning Act, R.S.O. 1990, Chapter P.13
The Ontario Planning Act deals, in Part I - PROVINCIAL
ADMINISTRATION, (under the title “Provincial Interest”), with heritage
matters and states “The Minister, the council of a municipality, a local
board, a planning board and the Municipal Board, in carrying out their
responsibilities under the Act, shall have regard to, among other matters,
matters of provincial interest such as, . . . 2. (d) the conservation of
features of signiﬁcant, cultural, historical, archaeological or scientiﬁc
interest:”
The importance of the street frontage and massing of the buildings along
Yonge Street and Cumberland is acknowledged by the developer and will
be conserved in this proposed development.
VII .2 Ontario Provincial Policy Statement - 2014
The Ontario Provincial Policy Statement “is intended to be read in its
entirety and the relevant policies are to be applied to each situation” (PPS
Part III). The statement consists of Provincial policy direction related to
land use planning and development.
Policy direction related to heritage sites and cultural assets is provided in
Section 2.6 entitled “Cultural Heritage and Archaeology” and states, in
paragraph 2.6.1, that “signiﬁcant built heritage resources and signiﬁcant
cultural heritage landscapes shall be conserved”. “Built heritage
resources” and “cultural heritage landscapes” are speciﬁcally deﬁned in
the PPS as follows:
“Built heritage resources:
means one or more significant buildings, structures,
monuments, installations or remains associated with
architectural, cultural, social, political, economic or military
history and identified as being important to a community.
These resources may be identified through designation or
heritage conservation easement under the Ontario Heritage
Act, or listed by local, provincial or federal jurisdictions.”
means a defined geographical area of heritage significance
which has been modified by human activities and is valued
by a community. It involves a grouping(s) of individual
heritage features such as structures, spaces, archaeological
sites and natural elements, which together form a significant
type of heritage form, distinctive from that of its constituent
elements or parts. Examples may include, but are not limited
to, heritage conservation districts designated under the
Ontario Heritage Act; and villages, parks, gardens,
battlefields, mainstreets and neighbourhoods, cemeteries,
trailways and industrial complexes of cultural heritage
Paragraph 2.6.3 discusses development and site changes when they have
an impact on built heritage resources and states:
Development and site alteration may be permitted on
adjacent lands to protected heritage property where the
proposed development and site alteration has been eval-
uated and it has been demonstrated that the heritage
attributes of the protected heritage property will be
Mitigative measures and/or alternative development
approaches may be required in order to conserve the
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heritage attributes of the protected heritage property
affected by the adjacent development or site alteration.
(Provincial Policy Statement (2014), Policy 2.6.3)”
The preparation of a Heritage Impact Statement addresses the requirement
for evaluation and part of the requirement for mitigative measures by
providing direction on the means of retaining heritage attributes of the
cultural features both on and adjacent to the subject property.
In the case of the subject property, it is our opinion that the heritage
properties on Cumberland and Yonge Street meet the tests required for
their determination as a signiﬁcant resource. They are also positioned
within the Historic Yonge Street Heritage Conservation District, currently
in the planning stage, and will be considered to be contributing resources
to the HCD. As a group of buildings, the structures represent a small
Cultural Heritage Landscape and form a larger landscape when
considered as a part of the buildings immediately to the north on the
same block. These buildings will be conserved as a part of this project.
VII.3 Ontario Heritage Act
The Ontario Heritage Act (R.S.O. 1990 as amended) is speciﬁc and
prescriptive in terms of development that may have an impact on heritage
resources. Whereas the PPS directs municipalities to take steps to protect
resources in a general manner, the OHA is speciﬁc in terms of the
measures that must be taken both to inventory and designate heritage
properties and to ensure their protection. Section 33.(1) of the Act states
“No owner of property designated under section 29 shall
alter the property or permit the alteration of the property if
the alteration is likely to affect the property’s heritage
attributes, as set out in the description of the property’s
heritage attributes that was required to be served and
registered under subsection 29 (6) or (14), as the case may
be, unless the owner applies to the council of the
municipality in which the property is situate and receives
consent in writing to the alteration.”
Section 33.(1) of the Act states that:
An application under subsection (1) shall be accompanied
by a detailed plan and shall set out such information as the
council may require. R.S.O. 1990, c. O.18, s. 33 (2).”
It is our argument in this Heritage Impact Statement that the subject
properties are worthy of designation and that both retention and forms of
commemoration may be used to identify their importance. The heritage
features of the properties to be conserved reside in their massing and
facades - attributes that will be preserved and restored in the proposed
development. This Heritage Impact Statement forms a part of the
application and detailed plan.
VII.4 Growth Plan for the Greater Golden Horseshoe, 2006
This document outlines the policies for the Province of Ontario in terms
of the development of this speciﬁc region as they arise from the Places to
Grow Act of 2005.
Under Section 4.2.4, entitled “A Culture of Conservation”, it states
“Municipalities will develop and implement ofﬁcial plan policies and
other strategies in support of the following conservation objectives”
followed by paragraph e) which states “Cultural heritage conservation,
including conservation of cultural heritage and archaeological resources
where feasible, as built up areas are intensiﬁed.”
The clear impact of this statement is the acceptance that intensiﬁcation
will occur and that conservation objectives in respect to the preservation
of cultural heritage is to be considered. We note that the statement
includes the words “where feasible” - the clear implication of which is
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that several factors are at play in terms of intensiﬁcation, in a manner that
reﬂects the PPS requirements for a balanced approach related to all
VII.5 City of Toronto - Ofﬁcial Plan 2002 (consolidated to 2010)
In accordance with the PPS and the OHA, the City of Toronto initiated a
process of listing of heritage sites across the municipality. The City’s
Ofﬁcial Plan includes a directive for that listing process in accordance
with the PPS. The Plan directs not only the listing but the designation of
properties in accordance with the OHA and entering into conservation
easements and agreements. The Plan also contains provisions for the
establishment of Heritage Conservation Districts. The Historic Yonge
Street HCD, in the Plan stage, includes the subject properties.
Under part 3.1.5 - Heritage Resources, the OP deals with the process of
listing and designating heritage resources. It also states, under Polices
(para 2) that “Heritage Resources on properties listed on the City’s
Inventory of Heritage Properties will be conserved”. This clause also
stipulates the potential need for a Heritage Impact Statement. It also
requires that development adjacent to properties on the City’s Inventory
will respect the scale, character and form of the heritage buildings and
An obligation is placed on the submittal of plans to demonstrate that
alterations conserve the character and signiﬁcance of the heritage
property. This current Heritage Impact Statement has been prepared to
satisfy that requirement and to demonstrate that the policies are being
considered and implemented in an appropriate manner.
VII.6 City of Toronto - Ofﬁcial Plan Amendment 199
The wording in the Ofﬁcial Plan will be strengthened with the new
Ofﬁcial Plan Amendment 199 (OPA 199). While this document is
currently under appeal, it is reasonable to expect that its provisions will
be applied to this current development. However, it is probable that
provisions will be added to the amendment to ensure that the application
of heritage issues will be done in a manner that balances those issues
with other provisions of the Ofﬁcial Plan in accordance with the apparent
intent of the Provincial Policy Statement.
Regardless, the proposed facade retention has regard to this policy,
particularly as it relates to Section 3.1.5 which states, in clause 19:
“Conservation and maintenance of designated heritage properties funded
in whole or in part through incentives such as grants, tax rebates, or other
mechanisms will achieve excellence in conservation, consistent with
Council adopted standards and guidelines.” It is proposed that the
restoration of the block along Yonge Street will be done to the highest
level of architectural conservation.
Under Deﬁnitions, speciﬁcally under “Integrity”, OPA 199 states
“Integrity . . .is a measure of its wholeness and intactness of the cultural
heritage values and attributes. Examining the conditions of integrity
requires assessing the extent to which the property includes all elements
necessary to express its cultural heritage value; is of adequate size to
ensure the complete representation of the features and processes that
convey the property’s signiﬁcance. . .” We have assessed this integrity
with this current Heritage Impact Statement and have determined that the
key elements of the historic structures, namely their massing and exterior
facades, are the key elements that contribute to their historic integrity.
They will be preserved in the development.
VII.7 City of Toronto - Tall Buildings Guidelines 2013
The Tall Buildings Guidelines for the City of Toronto, in Section 1.5, deals
with prominent sites and views from the public realm. It encourages
setbacks of tall buildings to preserve the views towards heritage resources.
In Section 1.5 - Prominent Sites and Views from the Public Realm, the
guidelines discusses the means of achieving these setbacks. Paragraph b
states “When a tall building will frame an important view from the public
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realm, evaluate the proposed site organization, building placement,
heights, setbacks, massing and landscaping to ensure that the view is
maintained, and where possible, enhanced.” Although this clause relates
to isolated monuments along the street line, we consider the Yonge Street
frontage to be a grouping of structures that meets the object of this policy
and in our opinion the project design respects this requirement with its
substantial setbacks.
Under Section 1.6 - Heritage Properties and Heritage Conservation
Districts, the developer is enjoined to “Locate and design tall buildings to
respect and complement the scale, character, form and setting of on-site
and adjacent heritage properties and Heritage Conservation Districts
(HCDs). We note that an HCD study is under way for a district which
incorporates the subject properties. It is our opinion that the setbacks and
design of the proposed development meet this intent of this Section.
Paragraph 1.6(b) states “Conserve the integrity of the cultural heritage
values, attributes, character and three-dimensional form of an on-site
heritage building or structure or property within an HCD. Facade
retention alone is not an acceptable method of heritage preservation”.
The proposed development respects the current massing and scale of the
heritage elevations in that the podium height is set to match the roof line
of the existing block. The southeast corner of the block is fully visible and
the original massing of the heritage structures will be capable of being
interpreted visually.
Paragraph 1.6(c) states “When a tall building is adjacent to a lower-scale
heritage property:
design new base buildings to respect the urban grain, scale, setbacks,
proportions, visual relationships, topography, and materials of the
historic context.”
The base of the building is set at the same scale as the original structures
on the site and maintains the existing urban grain.
“integrate the existing character into the base building through high-
quality, contemporary design cues”.
The height and massing of the Cumberland Street elevation is integrated
with the proposed lobby entrance by appropriate massing combined with
a glazed visual separation.
“provide additional tall building setbacks, stepbacks, and other
appropriate placement or design measures to respect the heritage
Generous setbacks have been provided on both the Yonge and the
Cumberland Street frontages.
“ensure consistency with applicable HCD Plan requirements”.
As the HCD Plan for this district is not yet ﬁnalized, we cannot comment
on the proposed requirements as these have not yet been completed.
Based on the above, it is our opinion that the proposed design meets the
intent of the Tall Building Design Guidelines in terms of heritage
VII.8 Parks Canada’s Standards and Guidelines
In 2008, Toronto City Council adopted the Standards and Guidelines for
the Conservation of Historic Places in Canada (also known as the
Standards and Guidelines) as the ofﬁcial document guiding planning,
stewardship and conservation of heritage sites in the city.
Conceived as a manual for use by various levels of government in the
conservation of heritage sites, the document, after its release, has become
adopted as a code of practice both municipally and provincially across
Canada. The document is currently in its second edition.
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A stated purpose of the Standards and Guidelines was to:
“achieve good conservation practice” and to establish “a pan-
Canadian set of Standards and Guidelines.. [for] conserving
Canada’s historic places” (Parks Canada’s Standards and
Guidelines for the Conservation of Heritage Places in Canada, 2nd
The restoration of the subject properties will be done with reference to the
Guidelines to the extent possible that other statutory provisions are also
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The design drawings for the proposed development as
prepared by Page + Steele / IBI Group Architects for the 8
Cumberland Street project are provided on the following
pages. Preliminary Elevations of the heritage facades have
been prepared by GBCA.
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Preliminary Yonge Street Heritage Elevations
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Preliminary Cumberland Street Heritage Elevation
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Development South Elevation
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Development East Elevation
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