Cultural Heritage Impact Statement: 15 Carsdale Avenue, Ottawa

Transcription

1 Cultural Heritage Impact Statement: 15 Carsdale Avenue, Ottawa Submitted by: Julie Harris, CAHP, Contentworks, Inc. 120 Sunnyside Avenue, Ottawa, ON K1S 0R1 T: M: E: Contents 1 INTRODUCTION ABOUT THE CHIS PRESENT OWNER AND CONTRACT INFORMATION DEVELOPMENT SITE CONCISE DESCRIPTION OF CONTEXT RELEVANT INFORMATION FROM COUNCIL APPROVED DOCUMENTS Rockcliffe Park Heritage Conservation District Study (1997) Rockcliffe Park Heritage Conservation District Plan [2016] HERITAGE RESOURCE DESCRIPTION AND HISTORY DESCRIPTION SITE DEVELOPMENT HISTORY HERITAGE VALUE STATEMENTS DESCRIPTION OF PROPOSED DEVELOPMENT ORGANIZATION AND LANDSCAPE ARCHITECTURE AND DESIGN IMPACT OF PROPOSED DEVELOPMENT GENERAL IMPACTS POSITIVE HERITAGE IMPACTS ADVERSE HERITAGE IMPACTS ALTERNATIVES AND MITIGATION STRATEGIES ALTERNATIVES MITIGATION CONCLUSION FIGURES APPENDIX A: STATEMENT OF CULTURAL HERITAGE VALUE FOR THE ROCKCLIFFE PARK HERITAGE CONSERVATION DISTRICT September 2016 Page 1

2 1 Introduction 1.1 About the CHIS The City of Ottawa has requested a Cultural Heritage Impact Statement (CHIS) prepared by a qualified heritage consultant to examine potential effects of a project at 15 Carsdale Avenue on the Rockcliffe Park Heritage Conservation District, which is designated under Part V of the Ontario Heritage Act. The project involves the demolition of an existing house for a new dwelling. The CHIS is authored by Julie Harris 1, Professional Member, Canadian Association of Heritage Professionals, on behalf of the owner, Pierre Sirois. Section of the City of Ottawa Official Plan has policies that outline when a CHIS is required, which will evaluate the impact of a proposed development on cultural heritage resources when development is proposed that has the potential to: In addition: Adversely impact the cultural heritage value of properties designated under Part IV of the Ontario Heritage Act (OHA). Adversely impact the cultural heritage value of districts designated under Part V of the OHA. A CHIS may also be required for development applications adjacent to or within 35 m of designated buildings and areas. A CHIS is required when demolition is proposed. The Consultant has been provided with copies of the development proposal plans and planning rationale. This CHIS has been written with the understanding that the actual development proposal consists of the design outlined in the drawings included in the Figures section of this CHIS. The consultant for this CHIS visited the development site on 28 September The following documents and correspondence items were used in the preparation of this report: City of Ottawa o Rockcliffe Park Heritage Conservation District Plan [2016] o Rockcliffe Park Heritage Conservation District Study (1997) o 15 Carsdale Heritage Survey and Evaluation Form (2012) Advisory Documents o Standards & Guidelines for the Conservation of Historic Places in Canada, Parks Canada, 2012 o A Guide to Preparing Cultural Heritage Impact Statements, prepared by the City of Ottawa, Draft March Julie Harris has over 30 years of experience in heritage evaluation and historical research. She has been qualified as a witness in the field of heritage evaluation for the purposes of an OMB; served as a provincial appointee to the Conservation Review Board of Ontario; and conducted architectural histories for hundreds of buildings and landscapes for various government clients. Page 2

3 About Rockcliffe Park o Carver, Humphrey, and F. H. Sherwood. The Cultural Landscape of Rockcliffe Village Park. [Rockcliffe Park, Ont.]: [Village of Rockcliffe Park], o Edmond, Martha. Rockcliffe Park: A History of the Village. Ottawa: Friends of the Village of Rockcliffe Park Foundation, Present Owner and Contract Information Owner: Pierre Sirois Contact Information: 15 Carsdale Avenue, Ottawa; t: Development Site The legal description of the development site is Plan M30, Lot 32 to 33 Plus 1/2 laneway adjacent thereto. The existing house was built in 1951 as a two-storey single-family dwelling with an attached garage. Around 1997, a livable space above the garage was added. The house at 15 Carsdale is oriented at an angle to the street with the end of the garage and the addition above facing the street (Figure 1 and Figure 2). The east end of the house above the garage fronts on Carsdale but is largely obscured by large cedars and other trees (Figure 3). The main entrance to the house is located along a long, asphalt-covered driveway. 1.4 Concise Description of Context Carsdale Avenue is a small cul-de-sac which leads down from Acacia Avenue down towards (but never reaching) Beechwood Avenue (Figure 4). Due to the size of the lots and its proximity to Beechwood Avenue, the blocks along Carsdale "serves as a transitional zone between the surrounding neighbourhoods of Vanier and Lindenlea." The street connects to Black Maple Private (Figure 5). 15 Carsdale is the only house with an address on its named street. The development site is largely hidden from view. It is located on a short block with a dead end; the existing house is largely obscured by deciduous and coniferous plantings and trees; the block is only traveled by those wishing to access the six dwellings within Black Maple Private or the lanes behind houses on Acacia Avenue; and the lot s position near a corner means that it adjoins back lots on two sides (west and north) and a side lot on the east while facing a side lot on south (Figure 4). No properties identified as being Grade 1 heritage value in the Rockcliffe Park HCD are located within view of the development site. The closest property is 40 Acacia Avenue, which is located two properties from the corner of Carsdale and Acacia) (Figure 6). 1.5 Relevant Information from Council Approved Documents Rockcliffe Park Heritage Conservation District Study (1997) The Rockcliffe Park Heritage Conservation District (HCD) was established in 1997, as a precursor to the Village of Rockcliffe amalgamating with the City of Ottawa. The principal values of the HCD, taken from the, Rockcliffe Park Heritage Conservation District Study, are as follows: 1. the significance of its original design intentions (English Picturesque Landscape) 2. the continuity of its evolution 3. the richness of its current urban condition Page 3

4 4. its relationship with its wider setting, and 5. the importance of its historical associations. The study also states that: "In the case of the Village of Rockcliffe Park, the architectural character of individual residential and institutional properties is secondary to their landscaped settings. A diverse collection of styles and period is represented, tied together by a shared approach to site development and a self-conscious development of village character. If there is a theme to the architectural diversity, it is the use of revival styles such as the Tudor, Georgian and Queen Anne. The country theme is expressed in Rockcliffe Park by an architecture that uses careful siting, natural materials, and careful proportioning to create an informal elegance appropriate to the idea of rural ambience within a larger urban setting." Rockcliffe Park Heritage Conservation District Plan [2016] The Rockcliffe Park HCD Plan (undated PDF provided by the City of Ottawa to the consultant in September 2016) replaces the existing Management Guidelines, of the Rockcliffe Park Heritage Conservation District Study. Directly Affected Cultural Heritage Attributes The following attribute of the Rockcliffe Park Heritage Conservation District could be directly affected by the proposed development: the continuity of its evolution The remaining four key attributes as listed in section above will not be impacted in a positive or negative way. Page 4

5 2 Heritage Resource Description and History 2.1 Description The development site is located in a portion of the Rockcliffe Park HCD that forms a panhandle shape stretching south along Acacia Avenue towards Beechwood Avenue (Figure 7). The area contains a mix of multi-unit buildings, small lots, and more modest houses than the northern portions of the District. 2 The area also contains houses from various eras, with contemporary development interspersed with homes from the 1920s to the 1960 (Figure 8 and Figure 9). A very recent development is located immediately to the southeast of 15 Carsdale on Black Maple Private, which is an extension of Carsdale (Figure 5). 2.2 Site Development History The house at 15 Carsdale Avenue was built c It is a typical example of mid-century architecture in a well-to-do suburb, such as Rockcliffe Park or parts of Alta Vista in Ottawa. A recent (c 1997) addition is limited to a room above the garage. The heritage value of the property is related exclusively to its inclusion within the Rockcliffe Park HCD; not to the building s own design or history. The terminus of Carsdale formerly housed the Rockcliffe Village work and storage yards (Figure 10). 3 The following chronology of the site s history from is drawn from the Heritage Survey and Evaluation Form for 15 Carsdale Avenue and from city directories. Year(s) Owner or Occupant Position or Affiliation 1953 Peter C. Dobell Department of External Affairs 1955 Harry H. Rumble US Embassy staff 1958 Peter C. Dobell Department of External Affairs 1962 John R. Beal Time International of Canada, Ltd Anatol Lewinson Northern Electric Co. Ltd Ian Crain The Heritage Survey and Evaluation Form notes the following builders associated with the property: Individual Home Construction Ltd., Ottawa HMCC 1957 Elisabeth Stikemen and Kelsa Construction, Rockcliffe Park Heritage Conservation District Plan, p Heritage evaluation City Individual Home Construction Ltd. into the 1960s, and perhaps longer, across Ottawa. A search on Google (28 September 2016) reveals a few advertisements in the classified section of the Ottawa Citizen and the Ottawa Journal for homes built by the firm in the 1960s. Page 5

6 3 Heritage Value Statements The following documents outline the heritage attributes of the Rockcliffe Park Heritage Conservation District that are relevant to the development project. Rockcliffe Park Heritage Conservation District Plan [2016] Rockcliffe Park Heritage Conservation District Study (1997) The Statement of Heritage Value is attached as Appendix A. Page 6

7 4 Description of Proposed Development 4.1 Organization and Landscape The project at 15 Carsdale Avenue proposes a new single family dwelling and detached garage on an irregular shaped lot with an area of 672 m 2 (Figure 11). The proposed dwelling meets the minimum setbacks for the front (4.5 m), side (2.5 m) and rear (6.86 m) yards and the minimum setbacks for the garage (Figure 12). The minimum width of the landscape border is 1.5 m, but the proposed development will provide a landscaped border of 3.2 m. The maximum footprint of the existing house with its attached garage is 86 m 2 ; the footprint of the proposed dwelling is 134 m 2 with a detached garage of 64 m 2. The maximum allowable height for a building on the site is 4.5 m; the proposed house will be 3.5 m Architecture and Design The proposed development will replace a mid-century two-storey house with an attached garage/addition with a taller two-storey house, detached garage and rear deck (Figure 13, Figure 14, Figure 15 and Figure 16). The proposed house is a contemporary two-storey, flat-roofed structure with a full basement. It will be clad in cedar shingles with a tall limestone-clad chimney serving as a focal point for the façade. The openings are amply articulated through the use of prefinished metal-clad windows surrounds in a dark grey colour. The same metal cladding is also used for the belt-course above the second-storey windows and below the ground storey across the front and along most of the side elevations. The development s design takes advantage of the natural slope of the lot and the street by tucking the garage to the back of the lot and providing a narrow driveway to widen towards the garage and behind a portion of the house. In effect, the garage has a low profile that keeps it subordinate in location and scale to the house and its landscaping. The existing grade of the lot will be retained (Figure 17). 5 All measurements and requirements provided in: Site Plan, Street Elevation & Zoning Data, 15 Carsdale Avenue, ARC Associates, July Page 7

8 5 Impact of Proposed Development 5.1 General impacts The policies of the Plan are informed by the Statement of Heritage Character, principles and findings, conclusions and recommendations of the 1997 study. It identifies a set of 25 heritage attributes, most of which relate to landscape elements. The following attributes relate directly to the property at 15 Carsdale with the impact noted: Attribute the unobtrusive siting of the houses on streets and the generous spacing relative to the neighbouring buildings varied lot sizes and irregularly shaped lots the dominance of soft landscaping over hard landscaping the multi-unit buildings, small lots, and more modest houses in the area bounded by Oakhill to the east, Beechwood to the south, and Acacia to the west and north, referred to as the Panhandle, that characterize the south and west boundaries of the District Comment No change No change Positive change in reducing the visual impact of the driveway but the orientation of the house towards the street will decrease the visual dominance of soft landscaping. No change The following management guidelines from the HCD Plan relate directly to the proposed site development at 15 Carsdale as a Grade II property: Guideline Demolition will be permitted only where the existing building is of little significance and the proposed building is sympathetic to the traditional surrounding natural and cultural environment. Comment The existing house is a vernacular example of midcentury design and the existing environment is atypical of most parts of the HCD. The following management guidelines relate directly to the landscape of 15 Carsdale: Guideline The dominance of soft landscape over hard landscape is an essential heritage attribute of the HCD and shall be retained in order to maintain a green setting for each property. The removal of mature trees is strongly Comment Mature trees will be retained along the perimeter of the property and a wide landscaped border of 3.2 m will be developed along the street. A tree will be planted on the verge between the house and the driveway. Mature trees will be retained along the perimeter Page 8

9 discouraged. Where a tree must be removed to allow for new construction, it will be replaced with a new tree of an appropriate size and species. of the property and a wide landscaped border of 3.2 m will be developed along the street. A tree will be planted on the verge between the house and the driveway. The following management guidelines relate directly to the landscaping of 15 Carsdale: Guideline Driveway design that minimizes the amount of asphalt and other paving materials is encouraged. The removal of mature trees is strongly discouraged. Where a tree must be removed to allow for new construction, it will be replaced with a new tree of an appropriate size and species. Comment The new driveway will be minimized by the configuration that places the garage near the back of the lot and allows for the driveway to widen past a landscape buffer. Mature trees will be retained along the perimeter of the property. A tree will be planted on the verge between the house and the driveway. The following management guidelines relate directly to new construction for 15 Carsdale: Guideline Property owners are encouraged to retain an architect, designer and/or heritage professional when designing an addition to an existing building. New buildings shall contribute to and not detract from the heritage character of the HCD and its attributes. New buildings shall be of their own time but sympathetic to the character of their historic neighbours in terms of massing, height and materials. New buildings are not required to replicate historical styles. Integral garages shall be located in a manner that respects the cultural heritage value of the streetscape. Existing grades shall be maintained. New buildings on interior lots shall be sensitively sited in relation to adjacent buildings. Unless a new building maintains the front yard setback of a building it is replacing, the front yard setback of the new Comment ARC Associates, an architectural design firm, has been retained for the design of the new house, garage and landscaping. The HCD Plan anticipates new construction in district. The proposed house is appropriate in its materials, scale and form for homes in Ottawa in The property is located on a cul-de-sac that is characterized by a set of new homes of similar scale and style. The garage is set back from the property line and contributes to a streetscape that emphasizes residences and landscape rather than cars and parking. The existing grade is maintained. The front yard setback of the proposed house is in line with the setback of houses on Black Maple Private. The existing house is set at approximately the same setback, albeit at an angle that Page 9

10 building shall not be less than that of the adjacent building that is set closest to the street. Windows may be wood, metal clad wood, steel or other materials as appropriate. Multi-paned windows should have appropriate muntin bars. The use of natural materials, such as stone, real stucco, brick and wood is an important attribute of the HCD, and the use of materials such as vinyl siding, aluminium soffits, synthetic stucco, and manufactured stone will not be permitted. Brick and stone cladding will extend to all facades emphasizes the driveway rather than the house. The window frames are metal clad with muntin bars that are scaled to the size of the frames. The house is clad in wood shingles with smoothpressed natural limestone used for cladding on the chimneys and on the exposed areas of the foundations and other supports at ground level. Finished concrete will be used on sections for the sides of hard landscaping surfaces such as the walkway. Pre-finished metal is to be used for fascia and belt courses. A consistent palate of cladding materials is used on all sides of the building. The following management guidelines relate directly to a new garage constructed at 15 Carsdale: Guideline New freestanding garages and accessory buildings such as security huts, shall be designed and located to complement the heritage character of the associated streetscape and the design of the associated building. In general, new garages should be simple in character with a gable or flat roof and wood or stucco cladding. New detached garages should not be located between the front façade and the front property line. Comment The garage is designed to be hidden from the street as much as possible. Its design, cladding and form match the house. The garage is tucked behind the main entrance area of the house towards the rear of the property. The following management guidelines relate directly to landscaping for new construction at 15 Carsdale: Guideline New buildings and additions to existing buildings shall respect the heritage attributes of the lot s existing hard and soft landscape, including but not limited to trees, hedges and flowerbeds, pathways, setbacks and yards. Soft landscaping will dominate the property. To ensure landscape continuity, new buildings shall be sited on generally the same Comment The proposed development alters the internal configuration of the lot to reduce the emphasis on the driveway and to reorient the house towards the street. Soft landscaping on the property includes the retention of mature trees and landscaping that will help maintain privacy for the occupants of the house. The current house and lot are isolated from other properties in the HCD due to the configuration of Page 10

11 footprint and oriented in the same direction as the buildings they replace to ensure that the existing character of the lot, its associated landscape and the streetscape are preserved. Setbacks, topography and existing grades, trees, pathways and special features, such as stone walls and front walks shall be preserved. All applications for new construction shall be accompanied by a detailed landscape plan. The plan must clearly indicate the location of all trees, shrubs and landscape features including those to be preserved and those to be removed, and illustrate all changes proposed to the landscape. The removal of mature trees is strongly discouraged and all applications will be subject to the appropriate bylaw and permitting process. Where a tree has to be removed to accommodate new construction, it will be replaced with a new tree of an appropriate size and species elsewhere on the lot with preference given to native species. the street. It is reasonable to assume that a new house would face the street rather than the side fence. The existing configuration is not appropriate for a contemporary house and places to much emphasis on the driveway. The proposed configuration is better suited to the HCD. The applicant will submit a detailed landscape plan. Mature trees on the property are being retained. The applicant will submit a detailed landscape plan. Existing grades shall be maintained. 5.2 Positive heritage impacts Positive impacts include: The existing grade with slopes from side to side and back to front will be retained. Creating a more complete streetscape by orienting the residence towards the street and aligning its front setback with the residences on Black Maple Private Placing the driveway to the side of the house and hiding the parking area in front of the garage behind a portion of the house The quality of its design, materials and finishes that are consistent with contemporary homes in Rockcliffe Park. 5.3 Adverse heritage impacts No adverse impacts are noted. Page 11

12 6 Alternatives and Mitigation Strategies 6.1 Alternatives No alternative development options are proposed. 6.2 Mitigation No mitigation is required. Page 12

13 7 Conclusion The proposed development with the construction of a new house and garage at 15 Carsdale Avenue conforms to the guidelines for the Rockcliffe Park HCD in its design, scale, materials, finishes and landscape. It is physically and visually isolated from Grade I historic properties in the HCD. The proposed development will not have an impact on the heritage value of the HCD or on attributes related to streetscapes, landscape and historic buildings. Page 13

14 Figures Figure 1: Existing house at 15 Carsdale Avenue, front elevation. (Source: Contentworks Inc., September 2016.) Page 14

15 Figure 2: Aerial photograph, Carsdale is outlined in red and the Village of Rockcliffe Park works yard that is now Black Maple Private is outlined in green. (Source: City of Ottawa e-map, annotated by Contentworks Inc.) Page 15

16 Figure 3: 15 Carsdale Avenue addition facing the street. (Source: Contentworks Inc., September 2016). Page 16

17 Figure 4: Property at 15 Carsdale (outlined in red). (Source: City of Ottawa e-map, annotated by Contentworks Inc.) Page 17

18 Figure 5: Houses along Black Maple Drive, immediately to the southeast of 15 Carsdale. (Source: Contentworks Inc., September 2016). Page 18

19 Figure 6: Location of the subject property within the panhandle section of the Rockcliffe Park Heritage Conservation District. (Source: City of Ottawa, 2015.) Page 19

20 Figure 7: Location of the subject property within the Rockcliffe Park Heritage Conservation District. Buildings outlined in red are identified as Grade I heritage resources; the house at 15 Carsdale and its immediate neighbours are Grade II. (Source: City of Ottawa, 2015.) Page 20

21 Figure 8a&b: 42 Acacia Avenue. Top: Main elevation on Acacia; Bottom: Side elevation on Carsdale immediately across the street from 15 Carsdale. (Source: Contentworks Inc., September 2016). Page 21

22 Figure 9: 66 Acacia Avenue. (Source: Contentworks Inc., September 2016). Page 22

23 Figure 10: Aerial photograph, Carsdale is outlined in red and the Village of Rockcliffe Park works yard that is now Black Maple Private is outlined in green. (Source: City of Ottawa e-map, annotated by Contentworks Inc.) Figure 11: Site plan, 15 Carsdale Avenue. (Source: ARC Associates Inc., August 2016). Page 23

24 Figure 12: Site plan with requirements for setbacks shown with dashed lines, 15 Carsdale Avenue. (Source: ARC Associates Inc., August 2016). Page 24

25 Figure 13: Proposed development, front (facing Carsdale) elevation, 15 Carsdale Avenue. (Source: ARC Associates Inc., August 2016). Figure 14: Proposed development, side (south) elevation, 15 Carsdale Avenue. (Source: ARC Associates Inc., August 2016). Page 25

26 Figure 15: Proposed development, side (north) elevation, 15 Carsdale Avenue. (Source: ARC Associates Inc., August 2016). Figure 16: Proposed development, rear elevation, 15 Carsdale Avenue. (Source: ARC Associates Inc., August 2016). Page 26

27 Figure 17: Front elevation in plan, 15 Carsdale Avenue. The arrow shows the configuration of the driveway. (Source: ARC Associates Inc., August 2016, with arrow added by Contentworks Inc.). Page 27

28 Appendix A: Statement of Cultural Heritage Value for the Rockcliffe Park Heritage Conservation District 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 father-in-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 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 fell 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 Page 28

29 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, 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. Page 29