Report to/rapport au : Ottawa Built Heritage Advisory Committee Comité consultatif sur le patrimoine bâti d Ottawa. and / et

Transcription

1 1 Report to/rapport au : Ottawa Built Heritage Advisory Committee Comité consultatif sur le patrimoine bâti d Ottawa and / et Planning Committee Comité de l'urbanisme and Council / et au Conseil 22 February 2012 / le 22 février 2012 Submitted by/soumis par : Nancy Schepers, Deputy City Manager, Directrice municipale adjointe, Infrastructure Services and Community Sustainability, Services d infrastructure et Viabilité des collectivités Contact Person/Personne-ressource : John Smit, Manager/Gestionnaire, Development Review-Urban Services/Examen des projets d'aménagement-services urbains, Planning and Growth Management/Urbanisme et Gestion de la croissance (613) , john.smit@ottawa.ca Rideau-Rockcliffe (13) Ref N : ACS2012-ICS-PGM-0049 SUBJECT: OBJET : APPLICATION FOR DEMOLITION AND NEW CONSTRUCTION IN THE ROCKCLIFFE PARK HERITAGE CONSERVATION DISTRICT AT 187 LANSDOWNE ROAD DEMANDE DE DÉMOLITION DE L IMMEUBLE EXISTANT ET DE CONSTRUCTION D UN NOUVEL IMMEUBLE AU 187, CHEMIN LANSDOWNE, DANS LE DISTRICT DE CONSERVATION DU PATRIMOINE DE ROCKCLIFFE PARK REPORT RECOMMENDATION That the Ottawa Built Heritage Advisory Committee recommend that Planning Committee recommend that Council refuse the application to demolish the building located at 187 Lansdowne Road and refuse the amended application for new construction based on revised plans submitted by Julian Jacobs Architect on February 21, 2012 and included as Document 6. (Note: The statutory 90-day timeline for consideration of this application under the Ontario Heritage Act will expire on April 15, 2012) (Note: Approval to Alter this property under the Ontario Heritage Act must not be construed to meet the requirements for the issuance of a building permit.)

2 2 RECOMMANDATION DU RAPPORT Que le Comité consultatif sur le patrimoine bâti d Ottawa recommande au Comité de l urbanisme de recommander à son tour au Conseil de rejeter la demande de démolition de l immeuble situé au 187, chemin Lansdowne, et de rejeter la demande modifiée de construction d un nouvel immeuble en fonction des plans révisés soumis par le cabinet Julian Jacobs Architects le 21 février 2012 et faisant l objet du document 6. (Nota : Le délai réglementaire de 90 jours d examen de cette demande, exigé en vertu de la Loi sur le patrimoine de l Ontario, prendra fin le 15 avril, 2012.) Nota : L approbation de la demande de modification aux termes de la Loi sur le patrimoine de l Ontario ne signifie pas pour autant qu elle satisfait aux conditions de délivrance d un permis de construire.) BACKGROUND 187 Lansdowne Road is a one storey bungalow, built in 1964 for Bertram and Blanche Loeb in the Rockcliffe Park neighbourhood (Document 1). The former village of Rockcliffe Park was designated as a heritage conservation district (HCD) in 1997 under Part V of the Ontario Heritage Act. This report has been prepared because demolition and new construction in heritage conservation districts requires the approval of City Council. This report was originally reviewed by the Ottawa Built Heritage Advisory Committee (OBHAC) at its meeting of February 16, At that meeting the applicant presented revised plans for the proposed new building at 187 Lansdowne Road. Given the short time frame, OBHAC decided to defer its decision to the March 1, 2012 meeting of the committee. This decision was made to allow for appropriate review by the committee, staff and the community while maintaining the 90 day timeline prescribed by the Ontario Heritage Act. DISCUSSION The Rockcliffe Park HCD was designated for its cultural heritage value as an early planned residential community laid out by Thomas Keefer in The Village of Rockcliffe Park was designated because of: the significance of its original design intentions the continuity in its evolution the richness of its current urban condition its relationship with its wide setting the importance of its historical associations The picturesque nature of the village and its landscape character also contribute significantly to the cultural heritage value. The Statement of Heritage Character (Document 3) notes that today

3 3 the Village of Rockcliffe Park is a distinctive community of private homes and related institutional properties within a park setting. The Rockcliffe Park Heritage Conservation District Study contains guidelines for the management of change in the district. The following guideline relates to the application for demolition of the existing building: 1. Any application to demolish an existing building should be reviewed, with consideration of its historical and architectural significance, its contribution to the streetscape, and the appropriateness of the proposed development. Demolition should be recommended for approval only where the existing building is of little significance and the proposed redevelopment is sympathetic to the surrounding environment. The complete Rockcliffe Park Heritage Conservation District Study was previously distributed to all Ottawa Built Heritage Advisory Committee (OBHAC) members and is on file with the OBHAC Co-ordinator (Document 8). The house located at 187 Lansdowne Road was built in 1964 for Bertram and Blanche Loeb. The house is a long, low-profile, bungalow with a shallow side-gabled roof, wide overhanging eaves and exposed rafter tails. The front entrance features a large portico, supported by tapered split boulder pillars. There is a large split boulder chimney north of the main entrance. The rear of the building features an extensive band of glazing with awning windows overlooking a sunken garden. The building features a large projecting wing at the rear housing an indoor swimming pool, and a small courtyard is formed by the main house, the connection and the rear wing. The building is clad in a combination of cedar siding, split boulders and stucco. The large concrete and metal fence was erected by the Embassy of the Republic of Iraq in 1979 and has compromised the building s contribution to the streetscape (Document 2). The design of the building is attributed to Montreal architect Fred Lebensold, who was most well known for his theatre designs and as a member of the renowned Montreal architectural firm ARCOP. Lebensold won Massey Medals for his designs of the Queen Elizabeth Theatre in Vancouver (1958), the Place des Arts in Montreal (1968) and for his design of the National Arts Centre in Ottawa, completed in Bertram Loeb, like other prominent local businessmen, was involved with the efforts behind the construction of the NAC and probably got to know Lebensold during that process. While no architectural drawings exist to confirm Lebensold s involvement in the design of the building, members of the Loeb family (including original owner Blanche Loeb and her daughter Naomi) have asserted that Lebensold was the architect for the house and that landscape architect Donald Graham was involved in the landscape after the house was built. The building permit drawings held at the City of Ottawa were submitted by Rene Goulet Construction Limited; however it is not uncommon for the building permit drawings to be submitted by a construction company rather than the architect. There are minor differences between the drawings and the building as built. The house at 187 Lansdowne Road is associated with Bertram and Blanche Loeb, a prominent family in Rockcliffe Park and in Ottawa. Bertram Loeb purchased the first Independent Grocers Alliance (IGA) franchise in Canada and became the head of the family s grocery store chain. The Loeb family became well-known philanthropists in Ottawa funding significant projects at

4 4 Carleton University and the Ottawa Hospital. The Loeb family owned the house from when it was sold to the Republic of Iraq. Additional information about 187 Lansdowne Road is attached in the Heritage Survey and Evaluation Form (Document 4). When the former Village of Rockcliffe Park was designated under the Ontario Heritage Act, a building-by-building evaluation was not undertaken. In order to provide clearer direction for the management of the district, the Planning and Growth Management Department has been working on an ongoing project since mid-2009 to evaluate each building in the HCD. Research has been conducted on each building and a committee of volunteers including a member of heritage staff and local residents are completing the evaluation and scoring of each property according to the City s Handbook for the Evaluation of Heritage Buildings and Areas. Once all of the properties have been evaluated the committee will allocate categories (1-4) to different ranges in score. The evaluation committee evaluated the property at 187 Lansdowne Road and assigned it a score of 60.65/100 (Document 4). This score will likely make the building a Category 3 building in the Rockcliffe Park Heritage Conservation District. The Handbook for Evaluating Heritage Buildings and Areas defines Category 3 buildings in an HCD as important components of the district and contribute to the district's overall heritage identity. Outside of a heritage district these buildings have limited significance. The Loeb House at 187 Lansdowne Road is an example of the post World War II development of Rockcliffe Park, and is one of a number of architectdesigned houses constructed in Rockcliffe as many larger estates were subdivided and sold in the 1950s and 60s. It is a good example of a later building and landscape that is sympathetic to the picturesque village nature of Rockcliffe Park. Section of the Official Plan requires that a Cultural Heritage Impact Statement (CHIS) be submitted when a development has the potential to adversely affect any designated heritage resource. Staff determined that the demolition of 187 Lansdowne Road had the potential to adversely impact the character of the Village of Rockcliffe Park. The applicant has submitted a CHIS (revised as of February 21, 2012) that addresses the impacts of both the demolition of the existing building and the construction of the new building (excerpts at Document 7). The CHIS finds that the demolition of the existing house would not have a significant impact on the value of the Rockcliffe Park HCD. Furthermore, it finds that, the proposed house is also compatible with the existing streetscape in its height dimensions, function and presentation. The CHIS also addresses the viability of rehabilitation as per Section (5) of the Official Plan: Where an owner of a designated heritage property applies for approval to demolish the property, the City will require a cultural heritage impact statement that, in addition to the regular requirements, will demonstrate that the rehabilitation and reuse of the property is not viable. The City may consider acquisition of the property where it determines that it is in the public interest to do so, and the property is considered to be of sufficient cultural heritage value to the community. [Amendment #76, August 04, 2010] The CHIS considers this policy from a perspective of the viability of this building as an official residence for the Ambassador of Iraq. The CHIS concludes that the building is not considered a viable building for the Ambassador of Iraq. However, the intent of this policy is to assess the physical viability of the rehabilitation and reuse of the building.

5 5 The complete original CHIS (submitted January 2012) and the revised CHIS (submitted February 21, 2012) are held on file with the OBHAC coordinator. The Rockcliffe Park Residents Association, in addition to their comments included in the Consultation section of this report, has provided historical information, written by Rockcliffe historian Martha Edmond related to the history of this property. This information is included as Document Lansdowne Road is an architecturally and historically significant building in Rockcliffe Park. The existing fence compromises the building s contribution to the streetscape. Removal of the fence would greatly improve the visibility of this significant building and its contribution to the Rockcliffe Park HCD. For these reasons, the Department recommends refusal of the application to demolish. The proposed replacement building would serve as a residence for the Ambassador of the Republic of Iraq. The applicant initially submitted plans on January 17, 2012 for a three storey, flat roofed building featuring architectural details reflecting Arabic motifs (Document 5). At the OBHAC meeting of February 16, the applicant presented revised drawings for a two-storey flat-roofed building clad in buff-coloured brick and stucco with wood trim and architectural details reflecting Arabic motifs. Given the short timeframe, OBHAC deferred a decision on the item to its meeting of March 1, The amended proposal is attached as Document 10. As the Department is recommending refusal of the application to demolish, the application for new construction is also recommended for refusal. RURAL IMPLICATIONS There are no rural implications associated with the report recommendations. CONSULTATION Neighbours within 30 metres of the property were notified of the original application by letter and offered the opportunity to make written or oral representations. Heritage Ottawa and the Rockcliffe Park Residents Association were also notified. The revised application was circulated to the Rockcliffe Park Residents Association, neighbours within 30m of the property and Heritage Ottawa. As there was not sufficient time to gather and incorporate comments on the revised plan, the aforementioned parties were advised to send comments to the OBHAC Coordinator and/or make oral representation at the March 1 meeting. Following are the Development Review Subcommittee of the Rockcliffe Park Residents Association comments on the initial proposal: We have reviewed the application in terms of the Buildings section of the heritage conservation district s Management Guidelines. We are adamantly opposed to demolition of the existing excellent building that has graced its street for half a century. The guideline on demolition in this heritage district is:

6 6 Any application to demolish an existing building should be reviewed, with consideration of its historical and architectural significance, its contribution to its streetscape, and the appropriateness of the proposed redevelopment. Demolition should be recommended for approval only where the existing building is of little significance and the proposed redevelopment is sympathetic to the surrounding environment. We have reviewed the historical and architectural significance of the existing house. It was built in for Bertram Loeb, developer and head of the IGA grocery chain in Canada. Mr. Loeb was a prominent Ottawa businessman and philanthropist. He and his family lived in the house from 1965 to The house is an excellent example of 1960s architecture made with high-quality materials. It is very important to retain good examples from each building period in Rockcliffe because the heritage district developed gradually over 150 years, encompassing many different styles. The house is a rare residential design by the noted Montreal architect Fred Lebensold, the designer of the National Arts Centre and other important Canadian buildings. Further details on Loeb and Lebensold are in the attached note by Martha Edmond. For demolition to be recommended, the house would have to be determined to be of little significance. On the contrary, we find that it has strong historical and architectural significance. The existing house also makes a valuable contribution to its streetscape. The low bungalow form matches two of its neighbours and is particularly appropriate for its site because it stands on higher ground than houses to the north and west We do not find that the proposed redevelopment is sympathetic to the surrounding environment. The design has an institutional rather than a domestic feel. It would fit more comfortably on a public space such as Sussex Drive than on the informal small-scale residential streets of Rockcliffe Park. Rather than being sympathetic to Lansdowne Road, it would stand out as a conspicuous oddity. Because it is on high ground, overlooking houses to the north on Mariposa and to the west on Lakeview, the great height and mass of the proposed house would dominate the landscape in that sector. We have also reviewed the guidelines for new construction: Any application to construct a new building or addition should be reviewed, with consideration of its potential to enhance the heritage character of the Village. New construction should be recommended for approval only where the siting, form, materials and detailing are sympathetic to the surrounding natural and cultural environment. New buildings and additions should be of their own time, but should also harmonize with the existing cultural landscape. They should be sited and designed so as to retain the existing topography. The use of natural materials should be encouraged.

7 7 In our judgement, the proposed new building does not have potential to enhance the heritage character of the Village. In fact, its incongruous design and large mass would detract from the heritage character. And its design would not harmonize with the existing cultural landscape. In conclusion, the existing house has substantial historical and architectural significance and so must not be demolished, and the proposed replacement would not be sympathetic to the surrounding environment. COMMENTS BY THE WARD COUNCILLOR Councillor Clark is aware of the application and supports the staff recommendation. LEGAL IMPLICATIONS: Under Part V, Section 42(4) of the Ontario Heritage Act, within 90 days after the notice of receipt is served on the applicant, Council may grant the permit with or without terms and conditions or give notice that Council is refusing the application. The applicant may appeal to the Ontario Municipal Board where terms/conditions are set or where the application is refused. If an appeal is brought before the Ontario Municipal Board, it is estimated that a hearing will take approximately two days and internal Staff resources will be utilized. RISK MANAGEMENT IMPLICATIONS There are no risk management implications associated with this report. FINANCIAL IMPLICATIONS There are no direct financial implications. Should an appeal occur, staff will defend Council s position. ACCESSIBILITY IMPACT There are no accessibility implications associated with the report recommendations. TECHNOLOGY IMPLICATIONS There are no direct technical implications associated with this report. CITY STRATEGIC PLAN Long-Term Sustainability Goals : Culture and Identity : Health & Quality of Life C1 Contribute to the improvement of quality of life C3 Provide a compelling vibrant destination ES3 Reduce environmental impact GP3 Make sustainable choices HC4 Improve arts and heritage

8 8 APPLICATION PROCESS TIMELINE STATUS This application was completed within the 90-day time period prescribed by the Ontario Heritage Act. SUPPORTING DOCUMENTATION Document 1 Location Map Document 2 Current Conditions Document 3 Statement of Heritage Character Rockcliffe Park Document 4 Heritage Survey and Evaluation Form Document 5 Original Submission Elevations and Landscape Plan Document 6 Revised plans for new construction at 187 Lansdowne Road submitted February 21, 2012 Document 7 Excerpts from the Cultural Heritage Impact Statement (revised as of February 21, 2012 Document 8 Rockcliffe Park Heritage Conservation District Study (on file with the OBHAC Co-ordinator (Document 8). Document 9 Submission from RPRA- The Bertram Loeb House, 187 Lansdowne Road, Rockcliffe Park DISPOSITION City Clerk and Solicitor Department, Legislative Services to notify the property owner, the applicant and the Ontario Heritage Trust (10 Adelaide Street East, 3 rd Floor, Toronto, Ontario, M5C 1J3) of Council s decision.

9 9 LOCATION MAP DOCUMENT 1

10 10 CURRENT CONDITIONS DOCUMENT 2 Main entrance with canopy Rear Facade and sunken garden North Facade Swimming pool enclosure South courtyard Front door with sidelights and vertical louvres

11 11

12 12 STATEMENT OF HERITAGE CHARACTER DOCUMENT 3 i) Description The Village of Rockcliffe Park is a planned residential community first laid out in 1864 by Thomas Keefer. It was created as a partial subdivision of the large estate belonging to his fatherin-law, Thomas McKay. Development occurred slowly, but in 1908 a Police Village was created, and by 1926 the Village of Rockcliffe Park had been incorporated. The boundaries established in 1908 have remained intact, and the present Village of Rockcliffe Park is a distinctive community of private homes and related institutional properties within a park setting, still true to the spirit of Keefer s original vision. ii.) Reasons for Designation: The Village of Rockcliffe Park is proposed for designation as a heritage district because of: The significance of its original design intentions; The continuity in its evolution; The richness of its current urban condition; Its relationship with its wide setting, and The importance of its historical associations. iii.) Original Design Intentions The Village of Rockcliffe Park is a rare and significant approach to estate layout and landscape design adapted in Canada from 18 th Century English precedents. McKay had adopted this approach in his initial development of the estate, and the original McKay villa and grounds survive as Rideau Hall, the estate of the Governor General of Canada, on the western boundary of the village. When, in 1864, Keefer advertised his Park and Villa lots for private residences, he focused on the picturesque qualities of the scenery, and the importance of curving roads, extensive plantings, and naturalistic settings as key features in any future development. Lots were sold as components of the larger Estate, implying a cohesive landscape approachpurchasers were enjoined from erected anything that would be inconsistent with the maintenance of the Estate as a park for private residences. Tree planning on road fronts was an immediate requirement on purchase, and commercial and industrial uses were explicitly banned. This type of suburban or borderland development is also a reflection of a particularly North American response to rapid industrialization and urbanization in the 19 th Century, with its emphasis on healthy living in a rural or country setting. iv.) Continuity in Evolution The Village of Rockcliffe Park today is a remarkably consistent reflection of the ideas set out by Keefer. Although development of the residential lots has taken place very gradually, the ideas of Estate management, of smaller lots as part of a larger whole, of picturesque design, of residential focus, have survived as controlling aspects of the Village s form and character. This has been in part somewhat fortuitous and unconscious- the cumulative effect of precedent and example. The early estates such as the MacKay villa and Rockcliffe were followed quickly by Birkenfels and

13 13 Crichton Lodge, which in turn inspired smaller estates on Buena Vista, Mariposa, and Acacia and later Crescent Road. These types of properties continue to establish a Rockcliffe image, which is continually translated by architects and designers into individual variations on the theme. The strong landscape setting is able to embrace a rich diversity of lot and building sizes and configurations. However, the continuity has also been provided by an active effort by overseers and residents. In the early years, Thomas Keefer and his associates developed special arrangements to control public and private initiatives as Trustees of the MacKay Estate. Later this effort feel to the overseers of the Police Village and then the councillors of the incorporated Village. Considerable energy has been spent by every successive generation to manage development and change, through formal and informal reviews and by a variety of by-laws, planning directives, and special designations. In most communities such initiatives have focused on economic development and minimum property standards; in Rockcliffe there is an extraordinary effort to maintain the scenic qualities, the park setting, the natural features and plantings, the careful informality of streets and services. This continuity of vision is very rare in a community where development has occurred on such a relatively large scale over such a long time period. v) Current urban condition: The Village of Rockcliffe Park has combined public and private initiatives to create an unusually rich urban landscape. The deliberately curved roads, without curbs or sidewalks, and the careful planting of the public spaces and corridors, together with the careful siting and strong landscaping of the individual properties, create the apparently casual and informal style so integral to the picturesque tradition. The preservation and enhancement of topographical features including the lake and pond, the dramatic Ottawa River shoreline, the internal ridges and slopes, and the various outcroppings, has reinforced the design intentions. The architectural design of the residences and associated institutional facilities is similarly deliberate and careful, but in the casual elegance and asymmetry of the various English country revival styles which predominate throughout the Village. The generosity of space around the homes, and the flowing of this space from one property to the next by continuous planting rather than hard fence lines, has maintained the estate qualities and park setting envisioned by Keefer. This informal elegance has been a consistent theme throughout the long process of development from the mid-19 th Century to the present. There are relatively few examples of the strict neo-classicism that would suggest a more geometric ordering of the landscape. There is also a set of community practices, intangible rituals that are both public and private, which continue to make sense of this environment- individual and collective outdoor activities, pedestrian and vehicular movement, areas of congregation and encounter, areas of dispersal and isolation. The urban landscape is also sustained by a variety of ongoing planning regulations, reflected most particularly in the current Official Plan and related zoning by-law. vi.) Relationship with its wider setting: The Village of Rockcliffe Park has an important and integral association with its larger setting, as a result of patterns of historical development. With the Rideau Hall estate there is a symbiosis that dates back to Keefer s original vision of the village set within the larger grounds of this original villa. With Rockcliffe Park, there is a deliberate relationship again defined by Keefer,

14 14 who saw the park as a natural extension and highlighting of the village s picturesque setting. This relationship was further strengthened with the expansion of the park to the east, and with the addition of the Rockeries. Beechwood Cemetery has also served as a compatible landscape boundary to the southeast from the earliest period of settlement through to the present. These various border areas create important gateways to the village, and help establish its particular character. The views to and from the Ottawa River, the Beechwood escarpment, and the other park areas are integral to the picturesque quality of the Village. These extensions also form an integral part of the Village s environmental ecosystem. It is unusual to have the internal character of a neighbourhood so strongly reinforced by adjacent land uses; it once again reflects the foresight of the original planners. vii.) Historical Associations The most important historical associations of the village as a whole are with the MacKay/Keefer family, major players in the economic, social, cultural and political development of Ottawa. The village today is a testament to the ideas and initiatives of various key members of this extended family, and their influence in shaping this key piece of Canadian landscape. Additional associations have occurred more randomly throughout the history of the village, as people of regional, national, and international significance have resided here and made this community their home base. Such associations are in some ways more private than public, and are an aspect of the village that is preserved more in the intangible continuities and oral traditions of village life than in the stones and mortar of monuments and plaques. There are also specific associations with individuals who, whatever their prominence elsewhere, have made special contributions within the Village at a public and private level. These people have been part of an unusual form of self-governance, which has blurred the lines between formal and informal participation in the affairs of the Village.

15 15 HERITAGE SURVEY AND EVALUATION FORM DOCUMENT 4 HERITAGE SURVEY AND EVALUATION FORM Municipal Address 187 Lansdowne Road Building or Property Name Legal Description PLAN M46 LOT 197 PT LOT 198;PT LOT 209 PT LOT 210 PT LOT;219 TO 225 PT Lot Block Plan Date of Original Lot Development Additions 1979: Concrete fence and gate 1983: Accessory Building Date of current structure Original owner 1964 Bertram and Blanche Loeb

16 16 Garden / Landscape / Environment Heritage Conservation District name Prepared by: Brittney Bos / Heather Perrault/ Lesley Collins/ Sally Coutts Month/Year: August 2010/ July 2011/ January 2012 Rockcliffe Park Character of Existing Streetscape This section of Rockcliffe was mainly developed in the post WWII period. Before that time it was characterized as low lying wet land adjacent to McKay Lake. For the most part, the buildings in this section date from the mid 20 th century and thus relate to one another in terms of their planning. Unlike most of the neighbourhood, the streets are contained within a secluded basin and, therefore, are primarily inward-looking with few outward views (except those that back onto the lake). The seclusion of this section is enhanced by the number of sheltered crescents connected to Juliana only by footpaths. Lansdowne Road is divided into north and south sections connected only by a footpath. It runs adjacent to the west shore of McKay Lake and thus properties along this road are situated in close proximity to this body of water. The south portion of this street is the only connecting thoroughfare in this section, enhanced by the closure of Juliana at Beechwood. There are no sidewalks or curbs along the entire length and thus pedestrians and cars share the same roadway. This secluded street is enhanced by the narrow roadway and frontage trees that define most of the properties. Aside from mature tree plantings, the street is characterized by its open space. Most properties feature a variety of open lawns dotted with trees and modest gardens. Character of Existing Property This property is unlike the rest of Lansdowne Road and Rockcliffe Park. This is a generously sized property which is entirely enclosed by a concrete and steel fence surrounded by trees and shrubs. A driveway, interrupted by a steel gate, extends from Lansdowne Road to the property. Contribution of Property to Heritage Environs Landscape / Open Space: The landscape features of this property are enclosed and overwhelmed by the fence which is atypical and out of character of the village-like setting of Rockcliffe. Architecture / Built Space: The architectural features of the residence are hidden by the fence. Landmark Status The property is shielded from the street by a tall fence and several trees. Summary / Comments on Environmental Significance

17 17 This property is unique but is inconsistent with the character of the neighbourhood as it is surrounded by a locked fence. History Prepared by: Brittney Bos / Heather Perrault/ Lesley Collins Date of Current Building(s) 1964 Month/Year: August 2010/ July 2011/January 2012 Trends In the early to mid 20 th century, there was an influx of families to Rockcliffe Park as a result of higherdensity development and crowding in downtown Ottawa. With its scenic location and relative isolation from the city, the Village of Rockcliffe Park became a fashionable neighbourhood, perceived to be a more healthy and peaceful residential environment. The postwar development of suburbs was coupled with the expansion of the automobile industry and increased prevalence of cars as the primary means of transportation. As such, these suburbs and the architecture of the buildings within them were organized around the increasing cultural reliance on automobiles. This house is one of a number of architect-designed houses constructed as larger estates were sub-divided and sold in the 1950s and 1960s. During the 1930s, foreign governments began to acquire property in Rockcliffe. This slowed down during the Second World War; however, in the following decades this accelerated as increasing numbers of countries entered into diplomatic relations with Canada. Though in recent years several governments have commissioned purpose built residences, the majority of diplomatic residences are, as they have been in the past, in what were originally large private family homes which are no longer suited as private residences. Events In 1979, the Iraqi government constructed a large wall surrounding the property. This occurred prior to the enactment of bylaws in the Village which prevented fences of this scale. Residents in the neighbourhood were outraged with the construction as it was out of character with the informal villagelike setting for which Rockcliffe was known. Rockcliffe subsequently passed a bylaw preventing future fences of that height. Persons / Institutions This residence was designed by Montreal architect Fred Lebensold, best known for his design of the National Arts Centre. Originally the landscaped wooded lot was carefully preserved by landscape architect Donald Graham : Bertram and Blanche Loeb: Bertram Loeb was a founder of the IGA stores and a prominent local philanthropist. 1979: Ambassor of Iraq

18 18 Summary / Comments on Historical Significance The historical significance of this property is due to its age, constructed in 1964, its role in the residential development of Lansdowne and this area of Rockcliffe Park, as well as its associations with Fred Lebensold, Bertram Loeb, as well as its role as a diplomatic residence for Iraq. Historical Sources City of Ottawa File Rockcliffe LACAC file Edmond, Martha. Rockcliffe Park: A History of the Village. Ottawa : The Friends of the Village of Rockcliffe Park Foundation, Village of Rockcliffe Park Heritage Conservation District Study, Village of Rockcliffe Park LACAC Survey of Houses, 1988 Carver, Humphrey. The Cultural Landscape of Rockcliffe Park Village. Village of Rockcliffe Park, Might s Directory of the City of Ottawa Walking in the Village of Rockcliffe. Rockcliffe Park: Village of Rockcliffe Park LACAC, Rockcliffe Can t Stop Wall Ottawa Citizen July lansdowne&pg=2642%2c Architecture Prepared by: Brittney Bos / Heather Perrault/ Lesley Collins Month/Year: August 2010/ July 2011/January 2012 Architectural Design (plan, storeys, roof, windows, style, material, details, etc) The house is a long, low-profile one storey ranch house with a low pitch side gable roof with overhanging eaves and exposed rafters. The house has a central entranceway, with a wide, single unglazed paneled door, flanked by wide, asymmetrical sidelights with vertical louvers. The eaves above the entrance extend to form a portico supported by thick, tapered split bounder pillars. Just north of the entranceway is a broad split boulder chimney. North of the doorway, there is a row of windows set into the upper third of the wall, alternating between square fixed windows and awning windows stacked two high. At ground level, cement window wells surround the rectangular basement windows with metal grates. A projection is located north of the windows, containing the double car garage and a vestibule projection, with a north facing single door accessing the garage wing. On the vestibule there are two small arched windows on each the east and west elevation, with metal grating on the front. On the south side of the house there are two groupings of windows- one just south of the entrance and the other on the south end of the facade- separated by a segment of split boulder wall. The window groupings are composed of fixed rectangular windows above awning windows. In the split boulder wall there is a single rectangular fixed window. The house is clad in split boulders, vertical red cedar boards, and has concrete foundations. There is a large projecting wing at the rear of the house that houses an indoor swimming pool and is, clad in vertical red cedar and smooth stucco. This wing features extensive glazing and there is a small courtyard formed by this wing, the connection to the main house and the main wing of the house. The rear elevation of the main wing of the house features extensive glazing overlooking the property at the rear. The windows are a combination of rectangular and square fixed and awning windows.

19 19 Architectural Style 187 Lansdowne Road is an excellent example of the Modernist Ranch style bungalow. The building features many of the typical elements of this style including the low profile, rectangular floor plan, overhanging eaves, extensive glazing and cladding in natural materials. Designer / Builder / Architect / Landscape Architect Fred Lebensold : The design of the building is attributed to Montreal architect Fred Lebensold, who is well known as a theatre designer. Lebensold won Massey Medals for his designs of the Queen Elizabeth Theatre in Vancouver (1958), the Place des Arts in Montreal (1968) and for his design of the National Arts Centre in Ottawa, completed in He was born in Warsaw, Poland in 1917 and studied architecture in London, England. Lebensold immigrated to Canada in 1949 and was an associate professor of architecture at McGill University from The original owner of the building was involved with the efforts behind the construction of the NAC and probably got to know Lebensold during that process. Rene Goulet Construction. There are permit drawings signed by Goulet in the building file that do not match the structure as built. It is not uncommon to have permit drawings and as-built structures differ, or to have drawings by a contractor when a design is attributed to an architect. Source: Fred David Lebensold The Canadian Encyclopedia Online. Historica Foundation of Canada ; Naomi Loeb to Alexander Macklin, 4 January 2012 Former Village of Rockcliffe LACAC File; Interview with Blanche Loeb Architectural Integrity There are minor variations between the building permit plans by Goulet and the existing structure: the garage is east facing rather than south facing, and there are additional small windows on the facade. It is not known whether these were later changes, or whether the design was modified prior to construction. The majority of the front facade closely resembles the original plan. Outbuildings Other Summary / Comments on Architectural Significance This building is an example of mid 20 th century development in Rockcliffe. It is architecturally related to similar buildings constructed during this time period throughout the neighbourhood. It is an excellent example of modernist suburban housing associated with a well-known Canadian architect, Fred Lebensold.

20 20 PHASE TWO EVALUATION ENVIRONMENT CATEGORY E G F P SCORE 1. Character of Existing Streetscape x 20/30 2. Character of Existing Property x 10/30 3. Contribution to Heritage Environs x 0/30 4. Landmark Status x 3/10 Environment total 33 /100 HISTORY E G F P SCORE 1. Construction Date x 11/35 2. Trends x 23/35 3. Events/ Persons/Institutions x 20/30 History total /100 ARCHITECTURE CATEGORY E G F P SCORE 1. Design x 40/40 2. Style x 25/25 3. Designer/Builder x 10/10 4. Architectural Integrity x 25/25 Architecture total 100 /100 RANGES EXCELLENT GOOD GOOD FAIR POOR Pre to to to 1972 After 1972 Category Phase Two Score, Heritage District Environment 33 x 45% = History 54 x 20% = 10.8 Architecture 100 x 35% = 35 Phase Two Total Score /100 PHASE TWO EVALUATION SUMMARY Phase Two Score Above to to Below Group

21 21 SITE PLAN AND ELEVATIONS DOCUMENT 5

22 22

23 23

24 24

25 25

26 26 REVISED PLANS FOR NEW CONSTRUCTION AT DOCUMENT LANSDOWNE ROAD SUBMITTED FEBRUARY 21, 2012

27 27

28 28

29 29

30 30

31 31 REVISED CULTURAL HERITAGE IMPACT STATEMENT DOCUMENT 7 SUBMITTED ON FEBRUARY 21, 2012 About this document The Embassy of the Republic of Iraq has applied to build a new residence for its Ambassador at 187 Lansdowne Road South. The application includes the demolition of the existing house constructed in 1964 for Bertram Loeb, a prominent local businessman. The development will meet all planning requirements for the residence of the chief of a foreign mission in the community of Rockcliffe, although approval for a reduction in the rear-yard setback may be required. 1 The Subject Property is located within the former Village of Rockcliffe Park, which is now part of the City by amalgamation in In 1997, Rockcliffe Park was designated as a Heritage Conservation District pursuant to Section 41 of the Ontario Heritage Act. The Subject Property is located within the HCD. The OHA was amended in April 2005 to provide municipalities with more powers to preserve heritage assets. Subsection 42(1) of the OHA provides that in an HCD, no person shall erect, demolish or remove any building or structure on the property without a permit issued by the Municipality. Consistent with the OHA, a Cultural Heritage Impact Statement is required by the City of Ottawa under the Official Plan (s ) for heritage applications in the District, normally for demolitions or major developments to existing properties. The application may or may not involve other planning issues. The Statement provides an independent opinion on heritage issues. The Consultant for this Study, Julie Harris 2, Contentworks Inc., was included on a list of suggested consultants provided by the City to applicants. The two inter-related issues addressed in this Statement are the historic and architectural significance of the existing house and the impact that the new house would have on the cultural heritage value of the District. Guidelines and recommendations concerning demolition and new construction are included in the Rockcliffe Park Heritage Conservation District Study, which is the primary document that guides heritage assessments in the District. The Study contemplates that demolitions will occur and that new buildings will be erected in the District. In keeping with the heritage legislation at the time, the Village of Rockcliffe Park chose to use language that encouraged negotiation as a means to resolving conflict about demolitions, renovations and additions in the District. The Consultant concludes that the demolition and new construction are consistent with the guidelines of the District Study. As stated by Humphrey Carver in 1985, It is certainly one of the qualities of the Village, to be able to digest an occasional architectural stranger. 3 1 Discussion with the architect of the new residence, Julian Jacobs, 20 February Julie Harris is a member of the Canadian Association of Heritage Professionals. She has worked as a heritage professional for 30 years. She was a member of the Conservation Review Board of Ontario and has been qualified as an expert witness as an historian and heritage specialist for the purposes of the Ontario Municipal Board and the Conservation Review Board. Her recent work includes studies of a building designed by the firm of which Fred Lebensold was a partner and Donald Graham was the landscape architect. 3 This quote, from Carver s The Cultural Landscape of Rockcliffe Park Village was selected by the Chair of the OMB hearing on a development application for a house at 486 Lansdowne Road in Rockcliffe as part of the rationale for approving a

32 32 Part A: Proposed Demolition 1.0 History and Architecture The house located at 187 Lansdowne Road South is part of an irregular shaped lot 4 on Lansdowne Road. The property is located in the former village of Rockcliffe Park and in the Rockcliffe Park Heritage Conservation District. 5 The lot is approximately 90 metres wide by 50 metres deep. Residential properties are located all sides of the property. The current owner (the Government of the Republic of Iraq) is applying to demolish the existing structures on the property and build a new residence, fence and security shelter. The property includes: a large, one-storey bungalow residence; an enclosed swimming pool attached to the house; and a guard house, gate and fence. The residence and pool were constructed in 1964; the guard house, gate and fence date from The footprint of the onestorey house is 680 square metres, including the pool and garage. The existing house was built for the family of the prominent business owner and philanthropist Bertram Loeb by Rene Goulet Construction Limited. The construction firm had worked in the Ottawa area since at least 1951 when it advertised the sale of one of its houses. 6 To date, no evidence has shown that the Lobe house was built to architectural plans or specifications provided by a licensed architect. Loeb worked with two architects one in 1963 and the other in 1964 on designs for the family s home. In 1963 he engaged Sam Gitterman, a well-known Ottawa architect, to prepare drawings and specifications for a two-storey house. 7 Members of both the Gitterman and Loeb families 8 recall that Loeb decided not to go forward with the building and to engage architect Fred Lebensold 9 as discussed in more detail below. The earliest written reference to Lebensold as architect is found on a survey form completed by M. [Margot] Gualtieri for the Rockcliffe LACAC two years after the sale of the house by Mrs. Loeb. The LACAC form, as archived in the files of the Rockcliffe Park Community Association, acknowledges a conversation with Blanche Loeb as the source of information that Fred development in the District. See: Ontario Municipal Board, Decision MMM070018, 456 Lansdowne Road North, 4 November The legal description is: Plan M46, pt Lot 197, pt Lot 198; pt Lot 209; pt Lot 210; pt Lot 219 to pt Lot 225. PINs and The Rockcliffe Park Heritage Conservation District was designated by the former Village of Rockcliffe Park in It became a City of Ottawa heritage district upon the village s amalgamation with the City of Ottawa in The District s values and guidelines are derived from Julian Smith & Associates and Victoria Angel, Village of Rockcliffe Park: Heritage Conservation District (October 1997), hereafter cited as RPHCDS. 6 See: Rene Goulet Construction advertisement, Evening Citizen [Ottawa], 5 September 1951, p 29. Online at: 7 See: Library and Archives Canada. S.A. Gitterman fonds, MG 31, B49, Architectural and urban planning practice, Volume 2, "Loeb Residence. Lansdowne Road, Rockcliffe Park, 1963 Specifications". 8 A summary of conversations between representatives of the Heritage Committee of the Rockcliffe Park Residents Association and the following individuals Naomi Loeb (daughter of Bertram and Blanche Loeb), Donald Graham (a landscape architect) and Belle Gitterman, widow of architect Sam Gitterman was submitted to the City of Ottawa and provided to the Consultant on 16 February It is very reasonable to assume that all this evidence validates the fact that Lebensold was involved in some capacity in the design of a house for Bertram Loeb. 9 Fred Lebensold was born David Froim Lebensold in Poland in He studies in London, England, where he received a diploma in architecture in After work with the Royal Engineers during the Second World War, he moved to Canada in He practiced architecture and taught at McGill University. On his own and with the celebrated firm Affleck, Desbarats, Dimakopoulos, Lebensold and Sise Architects and later ARCOP, he was known for his modern works and theatres designs, including the National Arts Centre in Ottawa and the Samuel Bronfman Building in Montréal. He died in Kingston, ON in See: Profile d un architecte: David Froim Lebensold, do_co,mo.mo_quebec, automne 1996.

33 33 Lebensold was the architect and Donald Graham the landscape architect. Based on this information, City of Ottawa staff concluded that This residence was designed by Montreal architect Fred Lebensold, well known for his design of the National Arts Centre and various modern works in Canada. Originally the landscaped wooded lot was carefully preserved by landscape architect Donald Graham. 10 As discussed below, however, evidence is inconclusive about the level of Lebensold s involvement. The scope of Graham s 11 involvement appears to have been the modernist sunken garden in the backyard, not the whole landscape. Based on materials collected by the City and by residents of Rockcliffe, Loeb s family and others have recounted that Lebensold was approached by Bertram Loeb to design his residence. No other evidence has been uncovered about whether Lebensold provided advice, a sketch or full architectural services. The only drawings of the Loeb residence that date from the construction period are a full set of architectural drawings (elevations, plans and structural) signed by Rene Goulet Construction Limited for a Proposed Residence for Mr. and Mrs. Loeb, Lansdowne Rd., Rockcliffe. The signature block includes the initials RG in the Designed by block. It is particularly curious that the plans on file at the City are not signed by Lebensold. Partners in the firm Affleck, Desbarats, Dimakopoulos, Lebensold and Sise Architects designed houses for their own practices separately from the firm s work in this period. 12 Without drawings, especially when drawings signed by someone else exist in the City of Ottawa files, Lebensold cannot be attributed with any certainty as the architect. On the basis of available evidence, it also impossible to determine the relative importance of the roles played by the designer, builder and client in the final product. The Loeb family lived in the house for 15 years before Blanche Loeb sold it to the government of Republic of Iraq for use as an ambassador s residence. It served as the Ambassador s residence until 2003 (at the time of the invasion of Iraq). Since then, it has been vacant. The property continues to be surrounded by an intrusive and unsightly concrete and metal fence installed in 1979 that was vigorously opposed by local residents. Poor maintenance of the grounds and house (including leaving windows open) has left the property in generally poor condition. The set of plans on file at the City of Ottawa in the Heritage Planning files indicate that various changes were made to the design before construction. 13 Most of the changes are noted on the plans. As built, the house conforms to the mid-century American bungalow tradition in its horizontal massing, natural materials, low-pitched roof and wide over-hanging eaves associated with the designs of Frank Lloyd Wright, in particular. By the 1960s, however, architect-designed houses of the style generally featured larger windows, fewer embellishments and a greater emphasis on broad strokes of simpler materials, such as smooth-faced brick, than the design of the Loeb house. 10 City of Ottawa. Heritage Survey and Evaluation Form, 187 Lansdowne Road, [dated 17 January 2012]. 11 Various people (Ms. Martha Edmonds and others) have spoken to Mr. Graham about his recollections concerning his involvement in designing the landscape. Mr. Graham recalls spending time on a garden or plantings for a house for the Loebs after it was built. 12 Raymond Affleck, the most celebrated of the partners in the firm undertook independent work under the practice name Raymond Affeck Architect in this period. Drawings from his practice, which ran in parallel with the work of his partnership, are held by the University of Calgary. 13 City of Ottawa Building File, 187 Lansdowne Road