Elora Mill - Centre Wellington

Transcription

Elora Mill Development
Elora North Bank - 55, 70 and 77 West Mill Street
Issued: February 9, 2016
HERITAGE IMPACT ASSESSMENT
PREPARED BY:
ERA Architects Inc.
10 St. Mary Street, Suite 801
Toronto, Ontario M4Y 1P9
PREPARED FOR:
Elora North Inc.
1850 Whistle Bare Road
Cambridge, Ontario N1R 5S3
Project #
14-122-01
Prepared by
ER/JH/JF
Heritage Impact Assessment: Elora Mill Site - North Bank
CONTENTS
EXECUTIVE SUMMARY
1INTRODUCTION
III
1
1.1
Scope of the Report
1.2 Consolidated Site Location & Description
1.3
Subject Site Location & Description
1.4
Planning Context
1.5
Existing Heritage Recognition
1.6Views
1.7
Heritage References
1.8
Accompanying Documents
1.9
Present Owner Contact
2
BACKGROUND RESEARCH AND ANALYSIS
12
2.1
Site History
2.2
Design of Mill Street Buildings
2.3Context
3
HERITAGE EVALUATION
3.1
3.2
3.3
3.4
3.5
4
18
The Elora Mill Property
Granary Heritage Evaluation
Granary Statement of Significance
Mill House Heritage Evaluation
Mill House Statement of Significance
ASSESSMENT OF EXISTING CONDITION
27
4.1General
4.2
Elora Mill (77 West Mill Street)
4.3
James Ross House (77 West Mill Street)
4.4
Mill Stable (77 West Mill Street)
4.5
Granary (55 West Mill Street)
4.6
Mill House (70 West Mill Street)
5
DESCRIPTION OF DEVELOPMENT OR SITE ALTERATIONS
31
5.1
Development Proposal
5.2
Alterations to the Elora Mill
5.3
Alterations to the James Ross House
5.4
Alterations to the Mill Stable
5.5
Alterations to the Granary Building
5.6
Alterations to the Elora Mill House
5.7
New Pedestrian Bridges
5.8Landscaping
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6
CONSERVATION STRATEGY
6.1
7
IMPACT ASSESSMENT
7.1
7.2
7.3
7.4
7.5
7.6
7.7
7.8
40
Conservation Approach
41
Elora Mill
James Ross House
Mill Stable
Elora Granary
Elora Mill House
Impact on Adjacent and Nearby Heritage Properties
Impact on Views
Impact Assessment Overview
8CONCLUSION
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9
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PROJECT PERSONNEL
10APPENDICES
Appendix I: Review of Heritage Policy
Appendix II: Elora Mill Description from the Township of Centre-Wellington
Appendix III: Description of the Proposed Development
Appendix IV: Elora Mill, Proposed Drawings
Appendix V: James Ross House Mill, Proposed Drawings
Appendix VI: Mill Stable, Proposed Drawings
Appendix VII: Granary, Proposed Drawings
Appendix VIII: Mill House, Proposed Drawings
Appendix IX: Site Plan, Proposed Drawings
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52
EXECUTIVE SUMMARY
This report assesses the impact of the proposed development on the heritage
resources at 55, 70, and 77 West Mill Street. Together, these three properties make
up the Elora Mill Site, (the “Subject Site”), which is part of a larger context that
also includes the lands on the south bank of the Grand River (the “Consolidated
Site”). A separate document will be submitted regarding proposed work on the
south bank of the Grand River.
The Subject Site contains five structures of cultural heritage value, which are
important to the understanding of the founding of Elora and its early industrial
history. The north bank site includes the Elora Mill, Mill Stable, and James Ross
House - all located at 77 West Mill Street - which are designated under Part IV
of the Ontario Heritage Act. The Mill House, at 70 West Mill Street, is a grade “A”
listed property on the municipal heritage register. And the Granary, at 55 West
Mill Street, is neither listed nor designated.
The proposed development seeks to rehabilitate the subject site to provide quality
hotel, restaurant, spa and banqueting facilities to complement the larger hotel
and mixed use redevelopment on the south bank. The proposed work includes
alterations and additions to the existing heritage buildings and new landscaping,
and is detailed in Section 5 of this report. Two new pedestrian bridges linking
the north and south banks are also proposed - construction of the Victoria Street
bridge will be the responsibility of the Township.
55, 70, and 77 West Mill Street have suffered long deferred maintenance, and have
been subject to fire and automobile collision damage. Stabilization and repair
work will be required in order to ensure their long term protection.
The proposed conservation approach is a combination of preservation and
rehabilitation, with the intent to maintain and conserve the character-defining
heritage attributes of the structures, while adapting them for new and sustainable
uses (see Section 6).
This report finds that the Elora Mill Development will rehabilitate the collection
of historical buildings and associated landscape, and presents not overly significant impacts to the heritage fabric. This development provides an opportunity
to appropriately conserve the heritage resources while securing long-term maintenance through their adaptive reuse.
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1
INTRODUCTION
1.1 Scope of the Report
ERA Architects has prepared this Heritage Impact Assessment on
behalf of Elora North Inc. The conservation approach has been developed with reference to the Parks Canada Standards and Guidelines
for the Conservation of Historic Places and the Ontario Ministry of
Tourism, Culture, and Sport’s Ontario Heritage Tool Kit Procedures.
The purpose of this report is to identify and describe the scope of
work required to conserve the heritage attributes identified in the
Statement of Significance for 77 West Mill Street, as well as evaluate
the impact of the proposed development on the heritage resources
located at 55 and 70 West Mill Street.
Heritage Recognition
The property at 77 West Mill Street, containing the Elora Mill Inn,
is designated under Part IV of the Ontario Heritage Act. This report
contains an updated Statement of Significance, which has been
prepared in collaboration with Heritage staff at the Township of
Centre Wellington.
Associated Documents
This report builds upon the Heritage Impact Assessment “Little Folks
Development, Elora, Ontario“ prepared by Philip Goldsmith, dated
February 4, 2011. The Goldsmith assessment report also included
one property south of the Grand River, while this report describes
five structures on one subject site including the Granary, Mill House,
James Ross House, Elora Mill Inn, and the Mill Stable on the north
bank.
Note that this report evaluates the north bank development site, and
that a separate report has been issued evaluating the south bank
development site. These two sites are two halves of a development
that spans the river. See the following page for geographic scope.
1
70
North bank
development
site
South bank
development
site
1. Site location outlined in red and wider redevelopment shaded in red (Township of Centre Wellington, annotations by
ERA Architects).
The Elora Mill
Mill Stable
James Ross House
a
Metc
The Granary
reet
t
lfe S
Mill House
2. Site location outlined in red (Google Maps, annotations by ERA Architects).
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1.2 Consolidated Site Location & Description
The consolidated site consists of an assembly of lands on both
the north and south banks of the Grand River, west of Metcalfe
Street. It includes a collection of former industrial and residential buildings, some of which have official heritage recognition.
The sites will be linked by a two new pedestrian bridges (see
Section 5).
1.3 Subject Site Location & Description
The Subject Site contains an assembly of three separate properties
under the same ownership. They are described below.
55 West Mill Street
This property includes the Granary, which faces both West Mill
Street and Price Street. It is a two-storey stone structure with
a one-storey freestanding masonry wall extending east along
West Mill Street. The freestanding masonry wall survived a
previous fire, and remains with intact former window openings
running along its length.
3. West elevation of the Elora Mill
(ERA, 2014).
4. West elevation of the Granary
(ERA, 2015).
5. South elevation of the Granary
(ERA, 2015).
6. A portion of the freestanding
masonry wall along West Mill Street
(ERA, 2015).
3
70 West Mill Street
This property includes the Mill House, a two-storey stone structure
with a front gable roof. Its south side overlooks the Grand River.
77 West Mill Street
This property borders the wooded area owned by the Grand River
Conservation Authority. Structures on site include the Elora Mill,
the Mill Stable, and the James Ross House.
The Elora Mill is a five-storey stone structure with a two-storey
addition to the east. It overlooks the Grand River.
7. Main (north) elevation of the
Mill House (ERA, 2015).
To the west of the Elora Mill is the Mill Stable, which is currently
a ruin. It is composed of four stone walls open to the elements.
To the north-east of the Elora Mill is the James Ross House, a
two-storey brick structure with a side gable roof and covered
verandah on the south side.
1.4 Planning Context
The Elora Mill Development has been reviewed in relation to the
April 2015 Centre Wellington Urban Design Guidelines (Draft), and
was determined to be consistent with Guiding Design Principles
outlined in the draft report such as:
CULTURAL HERITAGE CONSERVATION: Design that promotes the
conservation, enhancement, and celebration of built heritage
resources, cultural heritage landscapes, as well as the intangible attributes that imbue Centre Wellington with a distinct
sense of place.
CONTEXTUAL DEVELOPMENT: Design that promotes a village
scale, where new development and/or redevelopment reflects
the historic landscape pattern and human-scaled development.
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8. Interior of the Mill Stable (ERA,
2014).
9. James Ross House (ERA, 2015).
Additionally, the Elora Mill Development is consistent with Centre
Wellington’s key Urban Design Guidelines objectives such as:
• The sympathetic infill, development and/or redevelopment
within a heritage character area that is complementary to
the heritage fabric, without replicating historic architectural styles;
• The appropriate management and conservation of the existing
heritage character of areas within the downtowns, residential neighbourhoods, and industrial areas; and,
• Heritage bridges within both the downtowns, and the larger
community of Centre Wellington, shall be conserved and celebrated as important pieces of tangible history that mark an
important community connection to the Grand River and
Irvine Creek.
Other specific points within the Guidelines related to downtown
areas that the Elora Mill Development fosters include:
• Maintains and bolsters the eclectic character that currently
exists;
• Promotes cohesive materials and patterns along streetscapes
and riverscapes to create a strong backbone for a diversity
of building façades and eclectic spaces;
• Improves connections to trails, parks, and other active recreation; and,
• Distinguishes bridges as key gateways and provide protection of views of and from these features.
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1.5 Existing Heritage Recognition
Subject Site
According to the Township of Centre Wellington Municipal
Heritage Register List of Cultural and Heritage Significant
Properties (updated in February 2013):
The Granary, at 55 West Mill Street, is neither designated nor
listed.
The Mill House, at 70 West Mill Street, is a listed property with
an “A” grade. It is described as a two-storey building built in
1856 with smooth cut stone and a high gable roof. At the time of
updating the heritage inventory in 2013 it was a vacant commercial building.
The Elora Mill, 77 West Mill Street, is designated under Part IV
of the Ontario Heritage Act. It is also included in the Ontario
Heritage Properties Database, where it is described as an industrial building that was constructed in 1856 (see Appendix II
for further information). The Drimmie Dam is included in the
designation.
The Subject Site is to the north of the Grand River, which was
designated as a Canadian Heritage River in 1994 by the Canadian
Heritage Rivers System for its “outstanding human heritage
features and values and the excellence of recreational opportunities.“ This designation does not include any regulatory or
legal restrictions.
The Township of Centre Wellington Official Plan Section C.1 identifies the Grand River as the single most important physical
feature within the town.
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Grade A indicates “A very fine/rare
example of a particular architectural style
and/or a site of a prominent landmark,
historical
event/individual/association.
The architectural integrity of the original
building is substantially maintained.“
- Township of Centre Wellington Municipal
Heritage Register, February 2013
Adjacent Properties of Heritage Value
The entirety of West Mill street is listed, and contains a number of “A” and “B” grade listed projects
of commencial use. Some of the listed properties include:
45 West Mill Street is a listed property with an “A” grade. It is described as “1 and 2 storeys
throughout, exterior wall is split fieldstone, medium gable roof, and age unknown.” At the time
of the heritage inventory it was a commercial building occupied by a variety of shops.
60 West Mill Street is a grade “B” listed property described as a 2.5 storey building built in 1910
with vertical plank and low gable roof. At the time of the inventory, it was occupied by a clothing
store.
Other listed properties in the vicinity include:
70 Price Street, known as “Miller’s House”, is a listed property with an “A” grade. It is described as
a two-storey dwelling built in 1863 with cut stone, medium gable roof, and restored front porch.
At the time of the heritage inventory, it was a single family home with guest house on the property (in EP overlay zone) and was listed as commercial.
75 Price Street is a listed property with an “A” grade. It is described as a one-storey dwelling built
in 1845 with Flemish bond brickwork, medium gable roof, and restored front door and deck. It is
listed as “commercial - single family home“.
Price
t
rice
75 P t
e
Stre
reet
43
t
We s
Mill t
e
Stre
t
lfe S
est
45 W treet
S
l
l
i
M
a
Metc
Stree
70 Price Street
West Mill Street
48
We s t
M il l
S tr e e t
60 West Mill Street
10. Listed properties are highlighted in blue, and designated properties highlighted in red. Site location outlined in
dashed red (“My Map” supplied by the Township of Centre Wellington, annotations by ERA Architects).
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43 West Mill Stree, currently Gorge Cinema, is a designated property
under By-law 2005-11. It is a three storey building constructed in
1848 and loosely designed in the Scottish/Loyalist style.
48 West Mill Street, currently Pariscope commencial space, is
intended to be designated in the short term. The property is
described as a 2 storey building built in 1867 with cut stone, large
brick quoins and a medium gable roof.
1.6Views
Views help provide a sense of place through the establishment of
relationships between buildings, spaces and natural features. The
visual relationships between elements can influence the user experience. The subject site has been altered over the years - through
new construction and damage from fires - which has altered the
views. The view looking west on West Mill Street has been altered
by the addition of new construction on the east elevations of the
Mill as well as the deterioration and eventual ruin of the Mill Stable.
The view looking south on Price Street towards the river has also
been altered due to the infill construction on the east elevation of
the Mill building. As a result, many of the views intersecting with
the subject site are not as historically or culturally significant as
they once were.
However, the subject site is part of an important and prominent
cultural heritage landscape in Elora. There are certain elements of
the subject subject site that are important focal points, mainly the
historical buildings and the Grand River. New development should
seek to protect and maintain the visual relationship between the
heritage buildings. This can be achieved by ensuring the prominence and legibility of the heritage fabric (by, for example, setting
new construction back from the heritage facades and minimizing
new additions on the street-facing facades).
8
View west along West Mill Street
The view east from the intersection of Metcalfe Street and West
Mill Street terminates at the subject site, framing the later addition of the Mill’s elevator shaft. As the viewer moves further
east, the gentle curve of West Mill Street reveals the James Ross
House, the north facade of the Mill, and, finally, the view terminates at the Mill Stable and some foilage.
This view should be maintained, especially because it frames a
“main street”-like commercial promenade.
Mill
Mill House
The Granary
11. Views west on West Mill Street (Google Maps).
9
View south on Price Street towards the River
The view from the intersection of Church Street West and Price
Street includes the undeveloped area between the Mill House and
the Mill on the subject site. A chain link fence encloses the subject
site, preventing public access to the river bank. The retaining wall
of the south bank and the smokestack of the Walser Building on
the south bank are visible from the intersection. As the viewer
moves south, and descends the natural hill topography, a portion
of the river is revealed beyond scrub bush, a shed, and the concrete
retaining wall for the north bank of the river.
This view may be considered less significant than the view west
along West Mill Street because it contains fewer heritage elements,
in a smaller scope, and on a less prominent street. The visual
relationship between the Granary and the Mill House should be
maintained.
Mill House
12. Views south on Price Street (Google Maps).
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1.7 Heritage References
The Heritage Impact Assessment has been developed with reference to:
• The Wellington County Official Plan (rev. Dec. 5, 2014);
• The Township of Centre Wellington Official Plan;
• Little Folks Secondary Plan;
• The Parks Canada Standards and Guidelines for the
Conservation of Historic Places in Canada; and
• The Ministry of Tourism, Culture and Sport’s Ontario Heritage
Toolkit procedures.
1.8 Accompanying Documents
This document should be read in conjunction with:
• Heritage Impact Assessment “Little Folks Development,
Elora, Ontario“ by Philip Goldsmith, dated February 4, 2011
and
• Centre Wellington Draft Urban Design Guidelines, dated April
2015.
1.9 Present Owner Contact
Brian Blackmere
Elora North Inc.
1850 Whistle Bare Road
Cambridge, ON N1R 5S3
519-650-5151 ext. 239
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2
BACKGROUND RESEARCH AND ANALYSIS
2.1 Site History
The accompanying documents in Appendix II provide a detailed
description of the historical development of the Village of Elora
as well as the Grand River. The following is a brief overview of
the site history.
In the 1830s a saw mill and a grist mill were built on the North
Bank site by the company called Ross & Company, owned by
Alexander Watt, James and Arthur Ross, Charles Allen and later
David Henderson. By 1847 the local population was sixty people,
prompting the surveying and sale of lots on the North side of the
river for an average of $20 or $24.
In 1858, Elora was incorporated as a Village with Mr. David Foote
as the first Reeve. The mills on both sides of the Grand River
became the industrial and commercial heart of the community,
with residential neighbourhoods established around the perimeter. The industrial character if this area, and some of the original building stock, has survived to the present day.
Elora Mill
13. Elora, c. 1850 (Wellington County
Museum & Archives).
14. View of Elora Mill, an undated
photo from the Women’s Institute
Tweedsmir Histories (Wellington
County Museum & Archives).
The 1867 Assessment Roll for Elora shows that merchant James
M. Fraser was a freeholder and householder at that address. It
notes that there were ten people in the family, one cow, three
hogs, one horse, and one dog. See Section 3 and Appendix II
for additional description of the site history of the Elora Mill.
James Ross House
The James Ross house was at one time home to James Ross and
his wife, Cecilia Miller, who were Scottish immigrants. He was
one of the original owners of the Elora Mill.
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15. View of the James Ross house,
an undated photo from the Women’s
Institute Tweedsmir Histories
(Wellington County Museum &
Archives).
Mill Stable
Originally constructed in the 1840s to shelter the draught horses
and wagons used to transport the flour produced from the mill
to the railway station in Guelph. It represents the existence
of the various spin-off industries that relied on the mill for
their economic viability including teamsters (those who transported the flour), wagon and horse harness repairs, and barrel
manufacturers.
It was only used for its intended purpose for a decade, until the
railway reached Elora. In the 1870s it was used as Elora’s fire
hall, and then after that as a storage facility.
It has since fallen into ruin, and only the four exterior walls
remain.
Granary, 55 Mill Street West
In 1855 William Knowles arrived in Elora and built a two-storey
wooden structure on this site to serve as his cabinet-making shop
and retail space. Within a couple of years he had a partnership
with a man named Wingfield.
In 1861 the building was destroyed by fire. It was replaced by a
more elaborate stone building with a front porch, that included
decorative cut stone work around the windows which was brought
in from Guelph by wagon. The new building contained two retail
spaces, a shop on the second storey, and a shop in the rear. The
second store, called Glasgow Warehouse, was rented by dry-good
dealer James Christie (see Figure 21).
16. Mill Street West streetscape c.
1870 (Wellington County Museums &
Archives).
In 1864, William Knowles opened up a hardware store, following
the failure of his furniture-making business. Its success is evident
as he took over the whole building by 1867, and also added a
one-storey addition to the east.
He opened a branch store in Elmira and began selling wholesale
to other hardware stores north and west of Elora.
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With his success he invested $2000 in the property, adding elaborate interior decorative work.
When new railways cut off Elora’s market to the north, his business struggled and he took out a mortgage on his house (known
as Rosemont Cottage).
In 1875, he owed $4000 and was forced into insolvency in 1876.
He left Elora to open a new hardware store on Yonge Street, in
Toronto. His creditors took over the assets of the store.
In the early 20th century J. C. Mundell Furniture Co. outgrew its
space on the south side of the river and acquired the Granary to
be used for finishing the upholstery and shipping department.
The firm constructed additions to link this building with several
to the east, which, by 1924, created a solid, two-storey facade
fronting Mill Street for about 200 feet.
17. “Early Morning“ a watercolour
sketch by A. J. Casson of the “Group
of Seven”, c. 1929 (Wellington
County Museums & Archives).
The firm supplied furniture to the King Edward and Park Plaza
Hotels in Toronto as well as clients across Canada.
On March 5, 1954 a fire broke out in the building. Due to the
large quantities of varnish, industrial alcohol, laquer, and linseed
oil that was stored within the building, and that had soaked into
the floor over time, firefighters were unable to put out the fire.
The intense heat shattered the windows across the street and
residents were evacuated. The fire was prevented from spreading
to other buildings, but the building was left in ruins.
“The date, March 5, 1954, was the beginning of the decline
in Elora’s manufacturing sector,“ wrote local historian Stephen
Thorning (The Wellington Advertiser, Friday March 12, 2004). As
a result of the fire, 85 people lost their jobs. By August 1954 despite having built a new addition to the plant on the south
side of the river - only 70 people were still employed by the firm,
reduced from 200 the year before.
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18. Untitled watercolour painting
looking south down Price Street
towards Mill Street West by A. J.
Casson of the “Group of Seven”, c.
Archives).
19. Mundell’s Finishing and Shipping
building on fire c. 1954 (Wellington
The Granary building remained a ruin throughout 1954 until
Norman Drimmie purchased the property in 1955. He used the
site to store lumber.
20. Mundell’s Finishing and Shipping
building on fire c. 1954 (Wellington
21. Undated photograph of Glasgow Warehouse (now the Granary, 55 Mill Street West) (University of Guelph).
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Mill House, 70 Mill Street West
Archival information states that this building was constructed
circa 1856 for the Newman brothers.
Edward (also called Edwin, b. 1813), Richard (b. 1817), and
Walter (b. 1819) originated from Cheltenham, Gloucestershire,
England. The sons of Thomas Newman, a draper/clothier, they
migrated to Canada via the United States using the money inherited from their father.
Walter was the first to arrive in Elora in 1846, after travelling in
Australia, and worked for local businessman Charles Allen before
setting up his own accounting practice. His oldest brother Edwin
was the first to join him and in 1853 Edwin purchased the store
owned by Charles Allen, with Walter as a junior partner. Their
middle brother Richard later joined them.
22. Looking towards the Mill c. 1960,
photo by Roberta Allan (Wellington
From 1856 until 1867 the building was known as Newman’s Drug
Store, which was managed by Richard.
Its closure signalled a shift in the neighbourhood from commercial/retail to a residential area. The exact date of its conversion
from commercial use to residential use unknown.
23. Looking northeast across the
Grand River towards buildings on
Mill Street West in September 1962,
photo by Gordon Couling (Wellington
2.2 Design of Mill Street Buildings
Constructed during the mid-1800s, the Mill Street buildings were
designed in the industrial style popular in Upper Canada between
1830-1880. Balanced Georgian style facades, muted ornaments,
and minimal detailing are characteristic of this time period.
2.3Context
The picturesque former industrial area and its relationship to
the Grand River defines the original centre of activity in the
town. It began to attract year-round tourism beginning in the
early 1970’s, which is a significant source of economic activity
for the village.
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24. Ink drawing by Ellen Stone
Beekin (1921-2009) entitled
“February/The Mill Street Ruin”,
Archives).
25. Aerial photo of Elora, c. 1950 (Wellington County Museums & Archives).
26. Looking north across the Grand River towards buildings on Mill Street c. 1956, photo by Gordon Couling (Wellington
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3
HERITAGE EVALUATION
3.1 The Elora Mill Property
The Elora Mill is designated under Part IV of the Ontario Heritage Act. The following Statement of
Significance was prepared in 2015 in cooperation with the Township of Centre Wellington.
77 West Mill Street (Elora Mill) Statement of Significance:
Description of Property
The Elora Mill property is an early 19th century evolved industrial landscape on the north
banks of the heritage designated Grand River in the heart of the village of Elora. The
irregular-shaped 0.32 hectare property comprises a complex of buildings including the
main four- and two-storey mill structure, a former stable (ruins), and a one-and-a-half
storey brick building. It is bounded by a stone retaining wall along the northern property
boundary.
Statement of Cultural Heritage Value or Interest
The Elora Mill site has cultural heritage value in its association with the founding of Elora.
In 1832, Captain John Gilkison travelled along the St. Lawrence, through the Great Lakes and
up the Grand River looking for a source of power to support a lumber mill. He came upon the
local topography – the gorge, the intersection of the Grand and Irvine Rivers, and the waterfall - and decided to establish a town with a mill at the head of the gorge. Gilkison purchased
the western half of Nichol Township and laid out the original settlement. Inspired by the
local limestone caves, he named the village Elora after the famous cave structure in India.
Historical or Associative Value
The Elora Mill site has cultural heritage value as an evolved industrial landscape related to
its long-standing use as an industrial site. Construction of the original sawmill was started in
1833 by Captain William Gilkison and completed by his son David in the same year (William
died during the construction). It was the first mill in Elora. After the establishment of the
sawmill, the business evolved and changed to include various uses and structures over time:
a grist mill, a distillery, a stable, a post office, cattle barns and pens, storage buildings. The
mill building was damaged by several fires (in 1836, 1859, 1866 and 1870) and was rebuilt
/ repaired each time. The existing mill dates back to 1859. The mill was converted into a
hotel in the 1970s and a micro-hydro plant was added in the early 1980’s.
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The Elora Mill has cultural heritage value related to the village of Elora’s industry and
economy. The Elora Mill was a centre of the village economy. It provided a service to the
surrounding farms, employed local trades (wagon makers, barrel makers, blacksmiths, etc.)
and, in the 1860’s, the combined mill, distillery and general store and wholesale business
was the largest business in Elora.
The Elora Mill has cultural heritage value in its historical association with several prominent
business owners and businesses including (with years of ownership):
• Captain John Gilkison (1833): Gilkison was the founder of the village of Elora.
• Ross and Co. (1842-1851): Ross and Co. was a prominent business and also established mills on the south side of the Grand River between 1842 and 1848.
• John McNaughton (1854-1856): An American businessman and a major mill proprietor
in Galt.
• J.M. Fraser (1856-1874): J.M. Fraser was a visible public figure and businessman; he
was known as the ‘Elora Bantam.’ He was reeve during 1865– 66 and 1869-71, and a
director of the Wellington, Grey and Bruce Railway.
• James Hartop (1883-mid 1890s): The Hartop family had a long established history of
milling in Wellington County. The family also operated mills in Eden Mills and Everton,
with the Elora Mill as their largest enterprise.
• Udney Richardson (1903-1943): Richardson was an Elora businessman for 53 years. He
was also the local reeve (elected chief executive) during 1910-11 and 1927-30, and
he sat as the Liberal MLA for the riding of East Wellington.
Design or Physical Value
The Elora Mill has cultural heritage value as a unique example of a stone mill structure. The
stonework is good quality, despite multiple rebuildings. The mill has exterior limestone
walls, likely quarried from the nearby river bed, that range in width from 5 feet at the base
to 2 feet at the top of wall, and the west wall (adjacent to the Grand River) rises 100 feet
above the river. It demonstrates technical achievement in its construction adjacent to the
Grand River and is said to have been built by stone masons brought in from Scotland. The
north stone retaining wall is thought to have been constructed at the same time.
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Contextual Value
The Elora Mill complex has further cultural heritage value as a landmark in the village of
Elora. The mill’s dramatic setting adjacent to the Grand River and near the “Tooth of Time”
waterfall serves as a striking visual marker of the historic industrial landscape within a picturesque natural setting. The red brick one-and-a-half storey (administration) building serves
as a prominent entrance feature to the property. This building, along with the former stable
structure also serve as reminders of the historic milling, industrial and agriculturally-related
uses associated with the property. The complex can be seen from many vantage points and
is a prominent landmark at the terminus of Mill Street and along the Grand River.
Description of Heritage Attributes
Main Mill Building
Key attributes that embody the heritage value of the Elora Mill as a good example of mill
construction in Elora include its:
• Proximity to Grand River and the ‘Tooth of Time’ waterfall;
• Building height and massing;
• Exterior rubble stone walls of limestone with metal face plates (at structural metal tie
connections);
• High gable roof configuration with a stone capped parapet at the north elevation
• Roof trim is characterized by projecting eaves, plain fascia and soffits and timber eave
returns;
• Shed roof on 2 storey portion (east addition)
• Regular, classically proportioned double hung wood sash windows in 12 over 12 arrangement (except on upper storey) with segmented stone lintels and plain lug sills of wood;
Symmetry of fenestration pattern on north (front) façade; second, third and fourth
storeys with 4 window openings in each (irregular pattern on ground floor)
• Original heavy timber frame construction (interior feature). This does not include framing completed in the 1980’s renovation
• Large elevator tower clad in wood board and batten siding
• Location and relationship of the three structures on the property
20
The James Ross House (Administration Building)
• Proximity to the Main Mill building at the northeast corner of the site;
• Two storey exterior brick walls of the main house form;
• One storey wood frame addition at the west side of the building;
• One storey stone and brick addition at the north side of the building;
• Simple gable roof configuration with projecting eaves, plain fascia and soffits;
• Single hung wood sash window with 12-over-12 arrangement in flat-arch brick opening
and plain lug sill of wood on ground floor south elevation (other windows and window
openings have been modified);
• Decorative single leaf wood entrance door with single lite in flat-arch brick opening and
plain wood lug sill on south elevation; and
• Open wood-framed porch with wood posts and decorative brackets on each post.
The Mill Stable
• Proximity to the Main Mill building at the northwest corner of the site;
• Exterior rubble stone walls of limestone;
• Window and door openings, some with flat-arch openings and some with segmental
arched openings;
• Open-roofed ruin with simple rectangular footprint;
• Orientation of front façade to Elora Gorge; and
• Included in the designation is the retaining wall located along the northern property
boundary (its height, length, and form).
21
3.2 Granary Heritage Evaluation
DESIGN OR PHYSICAL VALUE
i. rare, unique, representative or early example of
a style, type, expression, material or construction
method
a
ii. displays high degree of craftsmanship or
artistic merit
N/A
iii. demonstrates high degree of scientific or
technical achievement
N/A
Yes, the Granary is a representative example of
an industrial architectural style, which incorporates 19th-century architecture, materials
and construction methods.
HISTORICAL OR ASSOCIATIVE VALUE
i. direct associations with a theme, event, belief,
person, activity, organization or institution that is
significant to a community
a
Yes, the Granary is associated with the industrial history of the Town of Elora and the
decline of its manufacturing industry.
ii. yields, or has the potential to yield,
information that contributes to an understanding
of a community or culture
a
Yes, the Granary contributes to an understanding of the history of the Town of Elora.
iii. demonstrates or reflects the work or ideas of
an architect, builder, designer or theorist who is
N/A
CONTEXTUAL VALUE
i. important in defining, maintaining or
supporting the character of an area
a
Yes, the Granary is important in defining and
maintaining the industrial character of Elora
on the north bank of the Grand River.
ii. physically, functionally, visually or historically
linked to its surroundings
a
Yes, the Granary is visually and physically
linked to its surroundings through its location at the corner of West Mill and Price
Streets, which faces several other industrial
buildings of the same era and has views to
the Grand River.
iii. landmark
22
N/A
3.3 Granary Statement of Significance
Description of Place
The Granary, at 55 West Mill Street, is located on the north-west
corner of the intersection of Mill Street West and Price Street
in Elora, Ontario. It contains a two storey structure constructed
of un-coursed rubble limestone and heavy timber frame interior.
Attached to the south elevation is a one-storey partial facade
- a ruin of a former extension of the building - which extends
eastward approximately 9 bays.
Heritage Value
With its contribution to the industrial and manufacturing economy
of Elora, and the retention of its architectural style, construction
materials and construction methods, it has historical or associative, contextual, and architectural value.
The current structure was constructed for furniture-maker William
Knowles, after his initial wooden structure on this site was
destroyed by a fire in 1861. At the time of construction, it
contained two retail shops; a shop on the second storey, and a
shop in the rear. The second store, called Glasglow Warehouse,
was rented by dry-good dealer James Christie. William Knowles’
furniture making business failed, and in 1864 he opened a hardware store. The hardware was a success and it eventually occupied
the entire the building by 1867, which included a new one-storey
addition to the east, and his $2,000 investment into the property including elaborate interior decorative work. In 1876 he was
forced into insolvency and his creditors took over the building.
J.C. Mundell Furniture Co. occupied the building next as a site
for finishing the upholstery and for shipping. The firm supplied
furniture for the King Edward Hotel and the Park Plaza Hotel
in Toronto and other locations across Canada. On March 5, 1954
a fire broke out in the building and was unable to be extinguished by firefighters due to the large quantities of varnish,
23
industrial alcohol, laquer, and linseed oil stored in the building
and which had soaked into the floor over time. The building was
left in ruins. Local historian Stephen Thorning (The Wellington
Advertiser, March 12, 2004) marks that date as the beginning of
the decline of Elora’s manufacturing sector. From 200 employees
the firm shrunk to 70 employees, despite building a new addition to the plant on the south side of the river.
It is featured in several watercolour paintings by A.J. Casson of
the “Group of Seven“.
Character-Defining Attributes
The character defining attributes of the Granary include:
• The limestone rubble construction of the exterior walls;
• The regularized fenestration pattern of openings;
• The prominent location of the building, with two publicfacing elevations;
• Its relationship to the buildings of a similar era as well as
the Grand River; and
• The two-storey massing and form of the building, including
the one-storey addition on the south elevation to the east.
24
3.4 Mill House Heritage Evaluation
DESIGN OR PHYSICAL VALUE
i. rare, unique, representative or early example of
a style, type, expression, material or construction
method
ii. displays high degree of craftsmanship or
artistic merit
iii. demonstrates high degree of scientific or technical achievement
a
Yes, the Mill House is a representative
example of an industrial architectural style,
which incorporates 19th century architecture, materials and construction methods.
N/A
N/A
HISTORICAL OR ASSOCIATIVE VALUE
i. direct associations with a theme, event, belief,
person, activity, organization or institution that is
a
Yes, the Mill House is associated with
the industrialization of Elora as it was a
constructed for commercial purposes in 1856.
ii. yields, or has the potential to yield,
information that contributes to an understanding
of a community or culture
a
Yes, the Mill House contributes to an understanding of the history of the Town of Elora.
iii. demonstrates or reflects the work or ideas of
an architect, builder, designer or theorist who is
N/A
CONTEXTUAL VALUE
i. important in defining, maintaining or
supporting the character of an area
a
Yes, the Mill House is important in defining
and maintaining the industrial character of
Elora on the north bank of the Grand River.
ii. physically, functionally, visually or historically
linked to its surroundings
a
Yes, the Mill House is visually linked to its
surroundings as one of the examples of this
style of architecture, method and date of
construction.
iii. landmark
N/A
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3.5 Mill House Statement of Significance
Description of Place
The Mill House is located at 70 West Mill Street, on the south side
of the street just east of the Elora Mill. It contains a two-storey
un-coursed rubble limestone structure with ribbed pointing on
the lower section of the north (main) elevation. Of note on this
elevation is a former passageway to a wagon storage area that
was closed-in with masonry to match the adjacent wall. The
south (rear) of the structure faces over the Grand River. The east
(side) elevation of the structure faces towards Elora Mill.
Heritage Value
The Mill House is a representative example of the mid 19th century
industrial architectural style including construction materials and
methods. It was constructed in 1856 for the Newman brothers
(Edward, Richard, and Walter) who immigrated from Cheltenham,
Gloucestershire, England to Canada. The building operated as
Newman’s Drug Store from 1856-1867. Its closure signalled the
shift from commercial to residential uses in the neighbourhood.
It is featured in several watercolour paintings by A.J. Casson of
the “Group of Seven“.
Character-Defining Attributes
The character defining attributes of the Mill House include:
• The un-coursed rubble limestone facades with ribbed
pointing on the lower section of the north (main) elevation;
• Its relationship to the buildings of a similar era as well as
the Grand River; and
• The two-storey massing and form of the building.
26
4
ASSESSMENT OF EXISTING CONDITION
4.1General
Interior and exterior visual inspections of the north bank
properties took place in July 2014 and February 2015, to
review the general condition of the heritage buildings. Overall
the buildings are in fair condition. They have been altered on
several occasions in the past (primarily on the interiors).
The Subject Site includes several buildings that have been almost
continually occupied for mill or commercial related purposes
since their construction. The majority of the structures are
made of local limestone, with load bearing masonry walls and
heavy timber frames on the interiors. The James Ross building is
constructed of brick, with a wood frame on the interior.
27. Cracked/settled west exterior
mill stone wall (ERA, 2014).
4.2 Elora Mill (77 West Mill Street)
The Mill and the addition to the east are constructed of un-coursed
rubble limestone. The interior has a heavy timber frame, and
most interior finishes and fixtures have been removed, leaving
only the internal structure and floors in place. The roof deck has
recently been replaced with new tongue and groove sheathing
with an ice and water shield underlayment. It appears that all
the windows and doors in the building have been replaced in
the past 30-40 years.
The exterior masonry walls are in fair-to-good condition, although
extensive repointing work is required. The structure of the limestone walls appears to be sound, yet there has been some movement in the walls over the years, which has opened up cracks
in the masonry. General maintenance work to repoint external
mortar joints appears to have been deferred for some time, and
all elevations require extensive mortar joint cutting out and
repointing with a lime-based mortar. The stone-capped parapet
has open mortar joints and requires resetting and repointing
28. Northwest corner of mill. Note
missing facsia/soffit (ERA, 2014).
29. Northwest corner of mill with
deteriorated eave return and open
parapet mortar joints (ERA, 2014).
27
along its entire length. Most of the flashings, along with the
eavestroughs and downspouts appeared to be missing or damaged
on all elevations.
The woodwork on the exterior of the building is generally in poor
condition. The eave returns on the north elevations appear to
be quite badly deteriorated, and will require replacement. The
single glazed casement style wood windows and frames on the
building are also in fair-to-poor condition, and require replacement with double glazed wood windows of a historical appearance, with proper weather seals. Some of the wood lug sills are
badly deteriorated and will also need to be replaced.
4.3 James Ross House (77 West Mill Street)
The James Ross House is in fair condition. The building has been
vacant for some time, and the interior stripped back to expose
the structure. The east side of the building was damaged by
the impact of a vehicle, and repairs were begun to correct the
damage, but left unfinished. A new roof structure and deck was
also installed at that time, but not completed, with incomplete
eave, soffit, and fascia details. The building also lacks proper
flashings, eavestroughs and downspouts.
The deteriorated woodworking details on the front porch and
deck will require repair or replacement. The existing wood
window and doors are in fair condition. General refurbishment
or replacement of the existing windows and doors is required,
and installation of new weather-stripping. There are 2 missing
windows in the upper floor east elevation.
30. Single glazed casement style
wood window in mill building (ERA,
2014).
31. East elevation of James Ross
house. Note missing upper windows
(ERA, 2015).
4.4 Mill Stable (77 West Mill Street)
The Mill Stable building is currently a ruin.
The building has not been occupied for many years, and the
roof has been removed. The tops of the exterior masonry walls
were capped with a concrete coping to protect them from rain
28
32. Existing wood porch, south side
of James Ross House (ERA, 2015).
and snow. The masonry walls are in fair-to-poor condition, and
require extensive repointing and considerable sections of stone
rebuilding.
All the wood details and internal heavy timber structure were
removed from the building. New structure will be required to
upgrade the building for occupancy, as well as a new roof,
windows and doors.
4.5 Granary (55 West Mill Street)
The Granary is constructed of un-coursed rubble limestone. The
interior has a heavy timber frame and until recently the building
was occupied as a Mill Inn annex. The interior conversion of
the building is intact, and generally is in fair-to-good condition; however, the building has multiple floor levels creating a
very awkward internal layout. As with the other buildings within
the Subject Site, overall maintenance of the building has been
deferred for some time, and exterior features and finishes require
attention.
The exterior masonry walls require selective repointing of deteriorated or open mortar joints, and selective replacement of
limestone units. The remnant stone wall extending eastward
from the main building has been exposed to the elements on
both sides for several decades, and will require more work than
the main building elevations. Otherwise, the walls appear to be
structurally sound.
33. East masonry wall of the
Mill Stable, from interior. Note
deteriorated masonry details (ERA,
2014).
34. Granary south elevation - west
end (ERA, 2015).
35. Granary south elevation - east
end (ERA, 2015).
Roof cladding and associated materials, such as underlayments
and flashings appear to have reached the end of their serviceable lifespan. There are no functioning eavestroughs and downspouts around the perimeter of the building.
Existing windows and exterior doors are later replacements, and
appear to be in poor-to-fair condition. They will require replacement with double glazed wood windows with proper weather
seals, and new wood doors of a historical appearance.
36. Granary west elevation (ERA,
2015).
29
4.6 Mill House (70 West Mill Street)
The Mill House is an un-coursed rubble limestone structure with
ribbed pointing on the lower section of the north (main) elevation. Of note on this elevation is a former passageway to a wagon
storage area that was closed-in with masonry to match the adjacent wall. The general condition of the building is fair-to-good.
The building was last occupied as an annex to the Elora Mill Inn,
with the interior heavily altered to accommmodate 2 rental suites.
The building is currently unoccupied and the interior finishes have
been removed.
The external masonry walls are in good condition generally,
although they require selective repointing and replacement of
some limestone units.
37. North elevation of Mill House.
Dashed line indicates outline of
former doorway to a wagon storage
area (ERA, 2015).
The roof deck has recently been replaced with new tongue and
groove sheathing, with a new ice and water shield underlayment.
Wood details around the eaveline, soffit, fascia and trim details
are deteriorated and require selective replacement. New flashings,
eavestroughs and downspouts are required throughout.
38. Mill House south wall repointing required (ERA, 2015).
30
5
DESCRIPTION OF DEVELOPMENT OR SITE ALTERATIONS
5.1 Development Proposal
The development on the north bank is part of a larger development
proposal on the south bank of the Grand River containing retail,
office, and residential uses, a hotel, and conference facilities. The
proposed development on the north bank focuses on the rehabilitation of the Elora Mill and the surrounding complex of buildings.
Within the following sections please see proposal drawings prepared
by Hicks Design Studio Inc.
5.2 Alterations to the Elora Mill
The proposed development includes:
• The replacement of the existing cantilever wood deck on the
west elevation with a new three storey glass and steel structure
overlooking the Grand River;
• Demolition of an existing single-storey addition and the
construction of a two-storey addition on the east end of the
building;
• Removal of sections of existing cast-in-place concrete and low
stone walls to the east and west of the Mill building in order to
allow for regrading, to be replaced with a proprietary aluminum
picket guard rail system;
• The construction of an elevated, enclosed glass pedestrian
bridge terminating at the new addition, to be constructed at
the east end of the Mill which would link the north and south
sides of the river;
• A new porte cochere on the north side of the mill to mark the
main entrance, constructed of a steel frame with wood cladding
finish;
• Some window and door modifications, and new window openings on the north, west, and south elevations. The windows
will be solid wood with simulated mutin bars on the inside and
outside; and,
31
• The Mill’s roof sheathing has been replaced with new
tongue-and-groove sheathing and covered with a protective
watershield. It will be finished with new western red cedar
shingles and all the associated flashings will be replaced.
The existing deteriorated wood fascia and soffit will also be
removed and replaced with new wood. New aluminum eavesthroughs and downspouts will be installed on all elevations.
The west deck:
The existing deteriorated one-storey wood deck structure overlooking the Grand River will be demolished and rebuilt as a threestorey glazed enclosure at the basement, ground, and second
storey floor levels. It will also be accessed as an open-air deck
at the third floor. Window openings will be modified in some
locations to provide door openings to the new addition from
the basement to the third level. The new structure will have a
new aluminium curtain wall system with spandrel panels on a
structural steel frame and have foundations clad in rubble stone,
bearing on the bedrock at the river’s edge.
The east addition:
The existing stone one-storey east addition will be demolished
with the exception of the south wall.
A new two-storey addition will be constructed on the east end
of the building and will provide laundry and kitchen facilities, a
new suite and a lobby area. On the street side, the addition will
have a setback of approximately 4.5” from the existing mill wall,
so not to obstruct the view of the mill itself.
The new two-storey addition will be a steel frame structure clad
with a reclaimed rubble limestone veneer. It will have a cut limestone parapet cap and window lintels. The final parapet height
will be determined following confirmation of roof top equipment sizes.
32
On the south elevation, it will appear as a two-and-a-half-storey
structure incorporating a portion of the existing rubble limestone
wall at the river’s edge, which will be retained and restored. The
windows will maintain the existing fenestration rhythm.
Elevator Shaft Exterior
The exterior of the elevator shaft will be reclad in new board
and batten siding. The existing fascia and soffit will be removed
and replaced, and new aluminum eaves through will be installed.
Landscaping Elements
The existing cast-in-place concrete wall and railing to the east
of the Mill will be removed and replaced with a proprietary
aluminium picket guard rail system. Similarly, the existing stone
wall and gate to the west of the Mill will be removed and replaced
with a matching aluminium guard rail system. New pole mounted
and building mounted ornamental lighting will be introduced to
the site, and will be consistent with the town of Elora’s current
lighting standards.
Pedestrian Bridge:
The proposed new elevated, enclosed pedestrian bridge will
connect to the Mill’s new east addition at the second storey,
linking to the development on the south side of the river. It
will be secured to the new addition and cantilevered to minimize bearing load on the new wall. It will not physically be in
contact with the historical Mill building.
The second bridge to the east of the development will be an
open-air publicly accessible bridge linking the north and south
banks of the Grand River at the termination of Ross Street (east
end of the Consolidated Site) and situated at the original Victoria
Street bridge location. It will be the Township’s responsibility to
construct and maintain this bridge.
33
Interior alterations to the Mill:
Interior alterations include the re-configuration of rooms and
staircases, and the addition of washrooms. The timber frame
construction, a designated heritage attribute, will be retained
and repaired where previously structurally altered. It will be
featured, through exposure, wherever possible.
See Appendix IV for proposed drawings.
34
5.3 Alterations to the James Ross House
The building will be restored and used for the administrative
offices of the development.
The wood porch, posts, and decorative brackets will be removed
and replaced with a new wood porch structure to match the
existing details. The wood railings will be removed and a new
wood railing and pickets will be added at the porch perimeter to
match the existing details for the full width of the porch.
On the south elevation, a new wood door and a window will be
inserted in the existing openings on the ground floor. On the
second floor, new solid wood windows will be inserted in the
existing openings on the west and east facades.
The deteriorated fascia and barge boards on the house will be
removed and replaced to match exiting details. The roof will
have new cedar shingles and flashings, along with new rain-gear.
The windows on the one-storey wood frame addition to the west
will be infilled and the door will be replaced in the existing
opening. The siding will be repaired and the roof reclad with
cedar shingles and new aluminium eavestroughs and downspouts
will be provided on the north and south elevations.
The interior alterations include:
• Insertion of a new wood staircase;
• Changing the interior floor layout by shifting partition walls
and door openings;
• And, installing a new washroom on the second floor.
To the north, the existing grade will be lowered to incorporate
an electrical compound within the site. The south and west landscaped areas will be reworked to accommodate the grade change,
and the new retaining walls constructed of large quarry stones.
See Appendix V for proposed drawings.
35
5.4 Alterations to the Mill Stable
The Mill Stable in its current deteriorated form will be dismantled and the stones
from the exterior walls will be salvaged for reuse in a new spa facility, to be
located on this site for the new development. Prior to dismantling, the building
will be fully documented by measuring and photographing it to archival standards. The existing exterior stones will be reused to clad a new steel framed structure, with a modern insulated cavity wall construction. Further details regarding
the salvage and reuse of stones will be included in the Conservation Plan to be
developed for the site.
The proposed new steel framed structure will be three storeys in height, with the
new ground floor level at approximately the same height as the existing building.
A line of cut stone will mark the approximate height of the existing Mill Stable
walls. It will not have a basement, so excavation into local bedrock will not be
required. The new building will be largely located on the same footprint as the
existing stable building, and extended to the east and west to add approximately
50% more space to accommodate the new spa facilities. The new elevations will
be appear as three distinct sections:
• To the east will be a cantilevered addition constructed of clear glass vision
panels, an aluminium curtain wall, and glazed spandrel panels similar to the
west Mill addition;
• The centre portion will reuse existing natural stone reclaimed from the original stable building, and will feature a frameless tempered glass guardrail on a
cantilevered concrete floor structure along the ground storey; and,
• The west portion will be a mix of random reclaimed limestone veneer.
A suspended glazed and steel canopy will visually connect the centre and east
portions above the ground floor, partially wrapping around to the west facade.
All windows on the south elevation will be double hung solid wood windows with
cut stone sills.
A heavy timber deck will connect the second storey of the Mill Stable from the
east elevation to the Elora Mill building. The existing concrete retaining wall will
remain and will feature a new stone cap.
See Appendix VI for proposed drawings.
36
5.5 Alterations to the Granary Building
The proposed work on the Granary building will include the retention of the
building facades along Price and West Mill Street, with the balance of the building
to be removed and reconstructed.
The new infill building will allow for the floor plates to be standardized and for
the creation of banqueting and restaurant facilities, and possible retail marketing
areas. It will extend onto the vacant land behind the retained masonry wall on
West Mill Street (east end). The building expansion will reoccupy space previously occupied by built form prior to the fire in 1954 (see Figure 25, page 17).
The heritage stone elevations on Prince and West Mill Streets will be protected,
restored and incorporated into the new construction.
The new infill construction will be set back slightly from the heritage facades
on both elevations above the first floor level, and the new walls will not be
constructed on top of the existing walls, creating a clear distinction between old
and new. The infill construction will also be setback behind the existing rubble
stone wall along Price Street, using a similar material palette. The rooftop terrace
along the south elevation will cover the open courtyard below.
There will be some modifications to door and window openings, although the
intent is to preserve the window openings as much as possible. Select window
sills will be lowered to be flush with the new floor plates.
On the exterior, cantilevered steel and glass canopies will distinguish the proposed
main entrances (south and west). The use of different materials in their construction will ensure they are legible as modern additions, and will relate to the new
addition behind.
On the south elevation, the second storey of the new construction will be of
a distinguishable, subordinate, and compatible material palette. Materials will
include steel, glass, and reclaimed limestone for the veneer.
See Appendix VII for proposed drawings.
37
5.6 Alterations to the Elora Mill House
The intent is to restore the existing mill cottage and carry out internal renovations to provide one suite per floor, continuing the most recent use for the
building. New painted, solid wood windows and sills will be inserted into existing
window openings.
The intent is to minimize changes to the existing roof. The existing deteriorated
wood facia and soffit will be removed and replaced to match exiting details, and
the chimneys on the west elevation will be removed.
Basement
The proposed work includes installing a new structural wall and underpinning
existing walls as required to lower the floor and provide additional head room.
The windows are to be lowered in the existing opening locations. Terraces will
be provided on the south elevation with stairs providing access to the riverside.
Ground Floor
The ground floor will be renovated to accommodate a new suite. The existing
entrance door on the north facade will be replaced with a new wood door and fixed
transom to match the existing. A balcony will be provided on the south elevation.
Second Floor
The second floor will also be renovated to accommodate a new rental suite. On
the south elevation, each room will feature a balcony facing the river.
New Addition
An addition on the west side of the building will increase the ground floor area
of the structure. It will be distinguished on the main north elevation by a visual
break of aluminium curtain wall panes.
It will be composed of squared and coursed rubble limestone with a rubble base
and painted steel windows in complimentary colours to match the Mill and the
Granary. The mechanical units on the new addition will be hidden behind the
standing seam steel roof structure.
See Appendix VIII for proposed drawings.
38
5.7 New Pedestrian Bridges
Two new pedestrian bridges over the Grand River linking the north and south
banks of the larger development site are proposed.
The first is proposed to be a private, glass-covered bridge that connects the Mill
Building to the proposed hotel lobby pavilion on the south bank. It will follow
the same arc as the existing Drimmie dam. It will be elevated, connecting at the
second floor level of the new east addition to the Mill. The bridge will be largely
constructed of glass with steel framing spanning between stone clad piers that
will project above the roof of the bridge, creating a stone base for the spans as
they arrive on the north side of the river. The glazing sections will be continuous,
and the frame colours will match the buildings on this side of the river.
The second bridge will be an open-air publicly accessible bridge linking the north
and south banks of the Grand River at the termination of Ross Street (east end
of the Consolidated Site) and replacing the original Victoria Street bridge. This
bridge will be constructed by the Township and will be their future responsibility.
5.8Landscaping
The existing asphalt landscaping to the north of the mill building will be improved
through the addition of a turning circle, an increased number of parking spaces,
and new planting beds flanking the main entrance.
The landscaped turning circle will provide a visual terminus when approaching
the subject site along West Mill Street.
See Appendix IX for the proposed site plan drawings.
39
6
CONSERVATION STRATEGY
6.1 Conservation Approach
Conservation:
The proposed conservation approach for the Subject Site is a
combination of preservation and rehabilitation. The intent is to
maintain and conserve the character-defining heritage attributes
of the structures, while adapting them for new and sustainable
uses.
all actions or processes that are aimed
at safeguarding the character-defining
elements of an historic place so as to
retain its heritage value and extend
its physical life. This may involve
Preservation, Rehabilitation, Restoration,
or a combination of these actions or
The new spa addition, located largely within the footprint of the
Mill Stable, will allow for insertion of new spaces to meet the
programmatic requirements of the development. The enclosed
pedestrian bridge will provide for improved year-round pedestrian circulation between buildings as well as the north and
south sides of the site.
The proposed work will be carried out to respect the streetscape
and visual connections both from Mill Street and from across the
Grand River. The integrity of each building will be maintained
and enhanced. Landscaping adjacent to the Mill building will be
developed to enhance the approach along West Mill Street, and
to enhance the sense of arrival to the redeveloped facility.
Additional conservation details will be included in a forthcoming
Conservation Plan to be developed for the site.
processes.
Preservation:
the action or process of protecting,
maintaining,
and/or
stabilizing
the
existing materials, form, and integrity
of an historic place, or of an individual
component, while protecting its heritage
value.
Rehabilitation:
the action or process of making possible
a continuing or compatible contemporary
use of an historic place, or an individual
component, while protecting its heritage
value.
Restoration:
the action or process of accurately
revealing,
recovering
or
representing
the state of an historic place, or of an
individual component, as it appeared at
a particular period in its history, while
protecting its heritage value.
Source: Standards and Guidelines for the
Conservation of Historic Places in Canada
(2nd Ed, Glossary)
40
7
IMPACT ASSESSMENT
The following assessment pages describe the potential impact due to the proposed development
while providing an overview of each of the designated buildings. A Conservation Plan will be developed to describe the conservation work for each of the properties.
7.1 Elora Mill
Description
of
CharacterDefining Element
Potential Impact due to
Mitigation Strategies
Proposed Development
Proximity to Grand River and
the ‘Tooth of Time’ waterfall
None anticipated.
N/A
Building height and massing
The building height will be maintained.
The original structure will continue
to be the most prominent, and
the tallest component of the new
complex.
The new additions will impact the
massing of the building.
A limited palette of similar
materials mixed with distinguishable contemporary materials will
maintain the legibility of the
original structure.
Exterior rubble stone walls of
limestone with metal tie plates
A limited number of new window
and door openings will impact
the exterior rubble stone walls of
limestone.
It is recommended that surplus
stones be salvaged and reused,
if needed, and the new openings
finished to match the existing.
High gable roof configuration
with a stone capped parapet at
the north elevation
The roof has been replaced with
new decking as approved by an
earlier heritage application in
2014. The proposed work included
in this report will not impact the
roof.
New western red shingles will be
used for the new roof cladding.
Shed roof on 2 storey portion
(east addition)
The existing one-storey addition to
the east will be demolished and the
east elevation of the shed will be
retained and repaired.
It is recommended western red
shingles are used to clad the shed
roof.
The new east addition has been
designed with a flat roof, which
rises above the roof line of the
shed roof on the south elevation
(river side). This may create a
negative impact by limiting the
legibility of the shed roof shape.
The height of the new east addition
roof is subject to review, and will
be adjusted to accommodate the
size and configuration of new roof
mechanical equipment.
41
Regular, classically proporThere will be some modifications
tioned double hung wood
to existing windows as well as new
sash windows in 12 over 12
windows.
arrangement (except on upper
storey) with segmented stone
lintels and plain lug sills of
wood; Symmetry of fenestration
pattern on north (front) façade;
second, third and fourth storeys
with 4 window openings in each
(irregular pattern on ground
floor)
These alterations are considered
appropriate as they support the
continuing use of the building, are
the same size, the same proportions, and fit into the existing
rhythm.
New windows will be solid wood
with simulated mutin bars on the
inside and outside.
Original heavy timber frame
construction (interior feature).
This does not include framing
completed in the 1980’s renovation.
The proposed work included in this
report will not negatively impact
the original structure.
The interior heavy timber frame will
be retained and repaired where previously structurally altered. It will
be left exposed wherever possible
in the alterations, exposing additional areas of the heavy postand-beam construction.
Large elevator tower clad in
wood board and batten siding
None anticipated.
N/A
Location and relationship of the
three structures on the property
All three structures are being
retained in situ and the relationship between them is not anticipated to change.
N/A
New element
New additions and elevated,
enclosed pedestrian bridge
Description
Mitigation Strategies
The Mill will be linked to the south
side of the river by a pedestrian
bridge connected to a new addition
on its east elevation. The new
east addition will be composed of
similar, compatible materials as the
Mill, while the addition on the west
will be composed of glass and an
aluminium curtain wall system.
The pedestrian bridge will improve
year-round pedestrian circulation
on the site. It will connect to the
new east addition to the Mill, and
will not have a structural impact on
the heritage building.
Both additions are necessary for
the new functional requirements
of the heritage building. The new
construction will also protect the
value and retention of the heritage
buildings in the future.
42
The new additions will be constructed to be subservient and
sympathetic to the heritage
building, using similar massing
and primarily constructed of stone,
glass, and metal.
7.2 James Ross House
Description of Character-Defining
Element
Mitigation Solutions
Proximity to the Main Mill building
at the northeast corner of the site
The structure will remain in situ.
N/A
Building height and massing
Unchanged.
N/A
Two storey exterior brick walls of
the main house form
To be repaired.
The brickwork will be repaired
using traditional heritage
masonry techniques. As with
all repairs described herein,
additional information will be
included in the Conservation
plan.
One storey wood frame addition at
the west side of the building
To be repaired. The windows will be
infilled.
Deteriorated woodwork will be
replaced in kind.
One storey stone and brick addition
at the north side of the building
To be repaired.
The stone and brick addition
will be repaired using traditional heritage masonry techniques.
Simple gable roof configuration
with projecting eaves, plain fascia
and soffits
The existing shingles, fascia and
barge boards will be replaced with
new.
The roof will be repaired to
make the building water tight.
All flashings and the rain gear
will be replaced.
Single hung wood sash window
with 12-over-12 arrangement in
flat-arch brick opening and plain
lug sill of wood on ground floor
south elevation (other windows
and window openings have been
modified)
To be removed and replaced with a
new wood window in the existing
opening.
N/A
Decorative single leaf wood
entrance door with single lite in
flat-arch brick opening and plain
wood lug sill on south elevation
To be removed and replaced with a
new door in the existing opening.
N/A
Open wood-framed porch with
wood posts and decorative brackets
on each post
The existing verandah structure,
posts and decorative brackets to be
removed and replaced.
N/A
43
7.3 Mill Stable
Element
Proximity to the Main Mill building
at the northwest corner of the site.
The remaining structure will be
dismantled.
Further archaeological assessments are not required during
the demolition for the site.
The stones will be reused to
clad a new structure on the
same location.
Building height and massing.
The reconstructed building will be
three storeys tall and have a 50%
greater footprint than the existing.
A cut stone band will wrap
around the south and east
elevations of the new structure
to mark the approximate height
of the former building.
Exterior rubble stone walls of
limestone.
These will be dismantled and the
stones reused.
To the greatest extent possible,
the stones will be reused. The
building will be documented in
detail prior to its removal.
Window and door openings, some
with flat-arch openings and some
with segmental arched openings.
dismantled.
N/A
Open-roofed ruin with simple
rectangular footprint.
dismantled.
N/A
Orientation of front façade to Elora
Gorge.
The south and west elevations of
the Mill Stable face the Gorge. The
stable was accessed from the east
elevation. The main entrance will
remain on the east elevation.
N/A
Included in the designation is the
retaining wall located along the
northern property boundary (its
height, length, and form).
To be maintained and repaired.
The stone wall will be repaired,
including a new stone cap,
using traditional heritage
masonry techniques.
44
7.4 Elora Granary
The assessment of the proposed development on the Granary’s
character-defining attributes is located on the following page.
The proposed renovations and additions to the building for a new
restaurant and banqueting facility have been carefully considered with the design architect as if it were a designated heritage
building. The proposal will revitalize activity at the end of the
street and give the building a new presence.
The existing character, the result of a fire and numerous changes,
will be retained and conserved where it is visible from the public
realm.
Existing Windows and Entrances:
Proposed alterations to some of the window openings on the
south and west elevations will alter slightly the proportions and
rhythm of the original openings. However, these alterations may
be considered appropriate in order to provide quality commercial spaces that meet market expectations of its new use. Some
of the windows will be replaced with solid wood windows with
simulated divided lites.
The existing openings in the one-storey wall along West Mill
Street will be infilled with painted wood windows, a door to fit
the existing door opening, and two windows will be modified to
provide a set of double doors.
Existing South and West Masonry Elevations:
The proposed new infill behind the original masonry walls will
be composed of materials that are compatible, subordinate, and
distinguishable from the heritage fabric. The prominence and
legibility of the heritage elevations will be retained by setbacks
and the materials of the new construction.
45
New Additions:
The new second floor, where visible from the street, will reference the massing and classicallyderived proportions of the building. The new addition will be clad with a veneer of random coursed
reclaimed limestone to harmonize with, but be distinct from, the existing stone facades.
The two canopies on the south elevation will be steel framed and have laminated glass canopies
and stainless steel glazing brackets; their contemporary materials will distinguish them as new
additions.
Description of
Character-Defining Element
The limestone rubble construction of the exterior
walls.
Potential Impact
due to
Proposed
Development
Limited impact.
Infill construction will be set back from the original
walls and will occupy an area that was previously
built form.
Alterations to doors and windows will be mitigated by
the use of infill to match existing.
The regularized fenestration
pattern of openings.
Limited impact.
Proposed alterations to some of the windows on
the south and west elevations will alter slightly the
proportions and rhythm of the original openings.
However, these alterations may be considered appropriate in order to provide quality spaces that meet
market expectations of its new use.
The new windows on the second storey along the
south elevation will reference the rhythm of the
openings.
The prominent location of the N/A
building, with two publicfacing elevations.
The building will remain in situ.
Its relationship to the buildings of a similar era as well
as the Grand River.
The pedestrian bridge, linking the north and south
sides of the development, will impact visibility of the
Grand River from the Granary. The pedestrian bridge
will be composed primarily of glass in order to retain
the views.
Limited impact.
The two-storey massing and
Limited impact.
form of the building, including the one-storey partial
ruin masonry wall to the east.
The height of the structure will be limited to two
storeys. The one storey partial ruin masonry wall at
the east end of the building will remain legible as one
storey.
The infill construction will be composed of materials
that are subordinate to, compatible with, and distinguishable from the heritage fabric in order to retain
the legibility of the heritage massing and form.
46
7.5 Elora Mill House
Find below the assessment of the development on the Mill House’s proposed character-defining
attributes.
Note that the proposed alterations will rehabilitate the structure for continuing use as a hotel
annex, while carefully respecting its existing heritage character.
The exterior masonry walls will be obscured by, but not significantly altered, by the new addition. The north and south publicly visible elevations will not be significantly impacted. The west
elevation will no longer be visible.
Element
The un-coursed rubble limestone
N/A
facades with ribbed pointing on the
lower section of the north (main)
elevation.
No alterations are proposed
for the north elevation.
Sympathetic heritage masonry
repairs will carried out where
required.
Its relationship to the buildings of
a similar era as well as the Grand
River.
The building will remain in situ.
N/A
The two-storey massing and form of The infill construction to the
the building.
east will alter the massing of the
structure.
The original form of the
building, as viewed from the
north and south, will remain
legible as the infill construction
materials will be distinguishable
from the heritage fabric.
47
7.6 Impact on Adjacent and Nearby Heritage Properties
The industrial character of the North Bank streetscape will be
preserved by largely maintaining the scale and massing of the
buildings. The visual relationship between the heritage buildings will be maintained as new construction will be generally
set back from the street-facing heritage facades and by using
materials for the new construction that is compatible with and
distinguishable from the heritage fabric.
7.7 Impact on Views
View west along West Mill Street
The view west from West Mill Street will be altered with the addition of infill construction on the Granary, Mill House, Mill, and
Mill Stable. New landscaping on the subject site will also alter
the view. The heritage facades will, however, remain prominent.
New construction will be setback from the heritage facades using
subordinate and compatible materials, framing the heritage
elements.
The visual relationship between the heritage structures will be
maintained.
View south on Price Street towards the River
The view south on Price Street towards the river will be altered by
the new addition to the Mill House and the enclosed pedestrian
bridge. It is likely that the new addition to the Mill House will
obstruct views to the south bank of the development. The new
bridge will be largely transparent, constructed primarily of glass
and steel, and will provide continued visibility towards the river.
The visual relationship between the heritage attributes (the
structures and the river) will be altered, although the material
choice of primarily glass will mitigate this impact.
48
7.8 Impact Assessment Overview
The following table identifies and assesses possible impacts of the proposed overall development
on cultural heritage resources as identified in the Ontario Heritage Tool Kit.
Issue
Assessment
Destruction of any, or part of any, significant heritage
attributes or features
The Mill Stable walls will be dismantled. Salvaged
stones from the removal will be used to clad a new
structure in the same location.
Alteration that is not sympathetic, or is incompatible,
with the historic fabric and appearance
The new addition to the Elora Mill will alter the
massing of the structure. However, it may be
considered as maintaining the tradition of the
evolution of the building by providing amenities
required to meet market expectations and accessibility standards.
The new addition will be sympathetic and conform
to the historic appearance by utilizing a limited
palette of similar materials and sympathetic
contemporary design.
The pedestrian bridge will provide for improved,
year-round pedestrian circulation throughout the
site.
Shadows created that alter the appearance of a
heritage attribute, or change the viability of a natural
feature or plantings, such as a garden
Not applicable.
Isolation of a heritage attribute from its surrounding
environment, context or a significant relationship
Not applicable.
Direct or indirect obstruction of significant views or
vistas within, from, or of built and natural features
Views of the river will be altered, with new views
created from the Mill, the former Stable, the
Granary, and along the pedestrian bridge.
A change in land use such as a battlefield from open
space to residential use, allowing new development or
site alteration to fill in the formerly open space
Open space will be developed for hotel uses.
Land disturbances such as a change in grade that
alters soils, and drainage patterns that adversely
affect an archaeological resource
Not applicable.
Other
None.
49
8
CONCLUSION
This report finds that the proposed development for this site
will rehabilitate the collection of historical buildings, and associated landscaping, that ensures the continuing, active use of
these heritage resources. The proposed alterations and additions
are appropriate as they maintain the prominence, form, and legibility of the heritage fabric for each structure and, where relevant, protect the designated heritage attributes in a satisfactory
way. The character-defining attributes of the heritage fabric will
be conserved as explained in sections 5, 6, and 7. Additional
conservation strategy and associated work will be detailed in
a conservation plan to be developed for the site during the
building permit application phase.
50
9
PROJECT PERSONNEL
Edwin Rowse
Edwin J. Rowse is a Principal with ERA Architects and a registered
architect in Canada with thirty years of experience in the field of
historical architecture. He specializes in the renovation of existing
buildings and in the conservation and restoration of historic
buildings.
Jeff Hayes
Jeff Hayes is an Associate with ERA Architects. He has been
involved in numerous conservation projects at all stages of the
architectural process. Projects have ranged from cultural (Artscape
Wychwood Barns redevelopment) to the ecclesiastical, and from
small craft-like projects (Eglinton St.George’s Church stained glass
window restoration) to multi-block developments incorporating
heritage structures. Jeff is also a member of the Canadian
Association of Heritage Professionals.
Julie Tyndorf
As an experienced development planner in Toronto, Julie Tyndorf,
MCIP RPP possesses valuable insight into the municipal approvals
process and specializes in the interpretation and preparation of
complex policy and assessment documents.
Jasmine Frolick
Jasmine Frolick is a planner with ERA Architects. She received her
Master of Planning in Urban Development from Ryerson University
after completing a Bachelor of Arts at McGill University.
51
10 APPENDICES
Appendix I: Review of Heritage Policy
Understanding:
Understanding of a historic place is an
essential first step to good conservation
practice, which is normally achieved
through documentary and oral research
and physical investigation[...] The information collected in this phase will be
used throughout the conservation decision making process and should remain
accessible.
Planning:
Planning is the mechanism that links a
comprehensive understanding of an historic place with interventions that respect
its heritage value. Planning should consider all factors affecting the future of
an historic place, including the needs of
the owners and users, community interests and the potential environmental impacts, available resources and external
constraints. The most effective planning
and design approach is an integrated one
that combines heritage conservation with
other planning and project goals and engages all partners and stakeholders early
The following, prepared by ERA, reviews policy relating to the
Terms of Reference for this Conservation Plan. The purpose of
the review is to acknowledge policy relating to the site and adjacent heritage properties.
1. Parks Canada’s Standards and Guidelines
Purpose
A purposes of the Standards and Guidelines is 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 ed.).
Principles
The Standards and Guidelines are based on a sequence of steps:
understanding, planning, and intervening. This approach allows
for unformed decision making, heritage conservation planned
with regard to other planning objectives, and interventions to
realize long term, viable uses of heritage sites.
in the process and throughout.
Primary Treatment
Intervening:
The Standards and Guidelines described three approaches to
treating a heritage site:
If the use of a historic place is part of its
heritage value, then that use should be
retained. Otherwise, a use compatible
with its heritage value should be found.
A viable use — economic, social or symbolic — will better ensure the long-term
survival of a historic place and lessen or
prevent deterioration caused by environmental and human activities.
Source: Standards and Guidelines (2nd
Ed, Chapter 1, The Conservation Decision Making Process)
52
Preservation: The action or process of protecting, maintaining, and /or stabilizing the existing materials,
form, and integrity of a historic place or of an individual component, while protecting its heritage value.
Rehabilitation: the action or process of making possible
a continuing or compatible contemporary use of an
historic place, or an individual component, while
protecting its heritage value.
Restoration: The action or process of making possible a
continuing or compatible contemporary use of a historic
place or an individual component, while protecting its
heritage value.
Definition of Select Terms in the PPS
Significant:
[R]esources that have been determined
to have cultural heritage value or interest
for the important contribution they make
2. Provincial Policy Statement
The Provincial Policy Statement provides policy direction on
matters of Provincial interest related to land use planning and
development. The PPS “is intended to be read in its entirety and
the relevant policies are to be applied to each situation” (PPS
Part III).
Section 2.6 of the PPS titled “Cultural Heritage and Archaeology”
provides particular direction concerning heritage sites. Policy
2.6.1 of the PPS states that “significant built heritage resources
and significant cultural heritage landscapes shall be conserved”.
Policy 2.6.1 attaches two terms in association with the term
“significant”, namely “built heritage resources” and “cultural
heritage landscapes”. Refer to the sidebar for definitions of these
terms.
Policy 2.6.3 of the PPS makes the following statement about
development and site alterations in relation to built heritage
resources:
Planning authorities shall not permit development
and site alteration on adjacent lands to protected
heritage property except where the proposed development and site alteration has been evaluated and it has
been demonstrated that the heritage attributes of the
protected heritage property will be conserved.
This HIA has been prepared according to the PPS’s definition of
‘conserved’ as a means of addressing the heritage values, attributes and integrity of the applicable properties.
to our understanding of the history of a
place, an event, or a people.
Adjacent lands:
[T]hose lands contiguous to a protected
heritage property or as otherwise defined
in the municipal official plan.
Built heritage resources:
[M]eans a building, structure, monument, installation or any manufactured
remnant that contributes to a property’s
cultural heritage value or interest as
identified by a community, including an
Aboriginal community. Built heritage resources are generally located on property
that has been designated under Parts IV
or V of the Ontario Heritage Act, or included on local, provincial and/or federal
registers.
Conserved:
[M]eans the identification, protection,
management and use of built heritage
resources, cultural heritage landscapes
and archaeological resources in a manner that ensures their cultural heritage value or interest is retained under
the Ontario Heritage Act. This may be
achieved by the implementation of recommendations set out in a conservation
plan, archaeological assessment, and/or
heritage impact assessment. Mitigative
measures and/or alternative development
approaches can be included in these
plans and assessments.
53
Standards and Guidelines for the Conservation of Historic Places in Canada
tHe
StandardS
The Standards are not
presented in a hierarchical
order. All standards for
any given type of treatment
must be considered, and
applied where appropriate,
to any conservation project.
General Standards for Preservation, Rehabilitation
and Restoration
1. Conserve the heritage value of an historic place. Do not remove,
replace or substantially alter its intact or repairable characterdefining elements. Do not move a part of an historic place if its
current location is a character-defining element.
2. Conserve changes to an historic place that, over time, have become
character-defining elements in their own right.
3. Conserve heritage value by adopting an approach calling for
minimal intervention.
4. Recognize each historic place as a physical record of its time, place
and use. Do not create a false sense of historical development by
adding elements from other historic places or other properties, or
by combining features of the same property that never coexisted.
5. Find a use for an historic place that requires minimal or no change
to its character-defining elements.
6. Protect and, if necessary, stabilize an historic place until any
subsequent intervention is undertaken. Protect and preserve
archaeological resources in place. Where there is potential for
disturbing archaeological resources, take mitigation measures
to limit damage and loss of information.
7. Evaluate the existing condition of character-defining elements to
determine the appropriate intervention needed. Use the gentlest
means possible for any intervention. Respect heritage value when
undertaking an intervention.
8. Maintain character-defining elements on an ongoing basis. Repair
character-defining elements by reinforcing their materials using
recognized conservation methods. Replace in kind any extensively
deteriorated or missing parts of character-defining elements, where
there are surviving prototypes.
9. Make any intervention needed to preserve character-defining elements
physically and visually compatible with the historic place and
identifiable on close inspection. Document any intervention for
future reference.
54
22
ThE STANdArdS
Additional Standards Relating to Rehabilitation
10. Repair rather than replace character-defining elements. Where
character-defining elements are too severely deteriorated to repair,
and where sufficient physical evidence exists, replace them with
new elements that match the forms, materials and detailing of sound
versions of the same elements. Where there is insufficient physical
evidence, make the form, material and detailing of the new elements
compatible with the character of the historic place.
11. Conserve the heritage value and character-defining elements when
creating any new additions to an historic place or any related new
construction. Make the new work physically and visually compatible
with, subordinate to and distinguishable from the historic place.
12. Create any new additions or related new construction so that the
essential form and integrity of an historic place will not be impaired
if the new work is removed in the future.
Additional Standards Relating to Restoration
13. Repair rather than replace character-defining elements from the
restoration period. Where character-defining elements are too severely
deteriorated to repair and where sufficient physical evidence exists,
replace them with new elements that match the forms, materials and
detailing of sound versions of the same elements.
14. Replace missing features from the restoration period with new
features whose forms, materials and detailing are based on sufficient
physical, documentary and/or oral evidence.
STANdArdS ANd guidEliNES FOr ThE CONSErvATiON OF hiSTOriC PlACES iN CANAdA
55
23
Appendix II: Elora Mill Description from the Township of Centre-Wellington
Originally dating from around 1833, this structure has been burned and
destroyed a number of times. Consequently, it has been continuously
modified and this description is only relevant to the present physical
appearance.
This single detached structure is built on an irregular lot out of a coursed
rubble stone with a natural finish. The roof is a high gable with projecting
eaves, plain fascia and plain soffit. The roof trim has returned eaves and
projecting verges. It features a large grain tower. The windows are flat
shaped with voussoirs and plain lug sills out of wood. The main entrance
features a flat door with a one sided side light.
Captain William Gilkison made plans to erect a sawmill at Elora in the fall
of 1832, soon after he had purchased the western half of Nichol township
and laid out the original portion of the village in Elora. Under pressure
from the millwright, two contractors (Anslie and Lawson), moved the
work to an easier location on the north side of the river, to the site of
the present Elora Mill.
The sawmill was only in operation for three years, before it was destroyed
by a fire in 1836. A year later, business activity dried up due to a worldwide recession. The sawmill was rebuilt in 1839 by Andrew Geddes,
Gilkinson’s father-in-law. It was then promptly sold to the partnership
of Ross and Co., who began construction of new mills in the spring of
1843. Over the next five years, Ross and Co. developed the industrial strip
along the south side of the river. In 1851, Ross and Co. was dissolved,
with Charles Allan buying out the remaining partners. Allan attempted to
expand the milling operation, but there was little interest to buy shares
in the agricultural community.
In 1854, Allan disposed of the Elora Mill to John McNaughton, a major
mill proprietor in Galt. In 1855, McNaughton rebuilt the structure in
stone, and installed updated equipment, which greatly increased the
capacity of the mill. In addition to the flour mill, there was a separate
building for the distillery, cattle pens, and a barn for the cattle that
were fed on the mash from the distillery, and various storage buildings.
56
In 1856, McNaughton completed the re-construction work, and immediately sold the business to J.M. Fraser, a volatile Scotsman.
James M. Fraser purchased the Elora Mill in 1856 and lost it in a foreclosure sale in 1875. Between these years, his flamboyant style made
him the most visible public figure and businessman in the village. The
Elora Mills enjoyed their peak during Fraser’s tenures.
The Elora Mill suffered three major fires during Fraser’s ownership. The
first of these occurred on July 3, 1859, and destroyed the flour mill
and distillery, both in stone buildings, and a third frame building. For a
time, flying embers threatened the wooden mill across the river. Markets
were good at the time, and Fraser lost no time in rebuilding. The new
mill was constructed on the ruins of the old one, and was completed in
October of 1859.
The combined mill, distillery, and general store and wholesale business
(Fraser, Cowans and Co.) was the largest business by far in Elora in the
1860 period. The investment exceeded that in all other manufacturing
businesses combined.
A second major fire occurred on Nov. 17, 1866. The building could not
be saved. Fortunately, Fraser rebuilt immediately.
The third fire struck Elora Mill on Jan. 23, 1870. The entire interior was
consumed, and the outside walls cracked under the intense heat. Most
of them needed to be pulled down. Serious work did not begin until May
of 1870, and the work was completed during the summer.
The extensive business empire of J.M Fraser collapsed when the Merchants
Bank foreclosed in 1874. The Merchants Bank was now in the milling
business, and its involvement with the Elora Mill would last another
nine years. The bank rented out the mill to a succession of operators,
including James Allan, Henry Arkell, Carter and Co., and James Hortop
and Adam Argo.
57
Hortop and Argo struggled through the 1880s, and abandoned milling
in 1892. D. Howard and Son operated the mill until 1899, when they
were succeeded by Sloane and Brooks. They operated without incident,
until an entire wall collapsed along the river. They ended up selling the
property to Udney Richardson, who had immediate plans to rebuild and
owned and operated the mill for the next 37 years.
In contrast to earlier decades, the nature of the business changed little
over this period. The Elora Mill was no longer the centre of the local
economy. Instead, it functioned as a service industry to the area farm
community, and as the local source of building materials.
In 1943, Richardson was struck by a flying board in the sawmill. He never
recovered from the injury, and died later that year.
In 1944, Richardson’s wife, Margaret, sold the mill and house to Norman
Drimmie. The business declined drastically near the end of Richardson’s
tenure, so Drimmie needed to build it from virtually scratch. He constructed
a new building beside the river for lumber and truck storage. In addition
to lumber, cement soon provided a significant portion of the firm’s sales.
During the 1950s, his sons joined the business, under the name of N.R.
Drimmie and Sons. Drimmie ended up selling the mill in 1974.1
The Mill interior was extensively renovated from 1974-1980 to create a
five-star hotel. The historic and architectural integrity of the building
was maintained as much as possible.
1 Township of Centre Wellington. No posted date. West Mill Street 77 (Elora Mill). Accessed February
15, 2015, from http://www.centrewellington.ca/beactive/Pages/Heritage/Heritage%20Register/WestMill-Street-77-Elora-Mill.aspx
58
Appendix III: Description of the Proposed Development
Elora Development Concept Details - Provided by Pearle Hospitality
A public walkway/trail system is envisioned to begin at the Metcalfe Street bridge
and meander through the development where it would link with a re-established
pedestrian crossing at Victoria Street. There is an almost universal opinion in Elora
that it is critical that this pedestrian connection be made across the river. Such
a crossing, if designed at a width of 30 feet, would allow artisans and vendors to
ply their trade on the bridge while visitors ambled between the two downtown
shopping areas that would ultimately be available to them.
The intersection of the new Victoria Street bridge with the Little Folks pedestrian system creates the perfect and appropriate location for a public square
directly in front of the Walser and Little Folks heritage buildings. This square
can be many things – it could boast a fountain or a merry-go-round along with
small performance venues and seating areas….it would truly be a human scale
gathering place. The trail would then turn to the riverside in the area past the
Walser building and continue past the new commercial/retail shops following the
existing flume that fed the power generation system in the past until it ultimately
intersects the park path further along the gorge. This pathway should be formalized as it passes through the environmentally sensitive area leading toward the
Grand River Conservation Authority property further downstream. By formalizing
the pathway, and perhaps adding interpretive signage along the way, degradation of the vegetation and natural systems located in the area will be lessened
or eliminated.
It is intended that the area between Metcalfe and the new hotel located across
the river from the existing Elora Mill be entirely pedestrian in nature. This area
will contain hotel supportive retail uses, professional offices, new artisan and
unique retail shops and informal restaurant operations.
Hotel patrons will be brought into the site from Wellington Road 7 via Ross Street
which will terminate as a turning circle in front of the hotel lobby. Guests will
be off-loaded and their cars will be quickly located to a double deck parking lot
backing on to Carlton Place. Additional parking will be located on Carleton Place
between Metcalfe and Victoria as well as directly behind the LCBO operation on
59
the opposite side of Metcalfe. Parking could also be made available in a lot located
on the south side of Wellington Road 7 within an easy walk of the hotel facility.
Deliveries to the shops and the hotel would be coordinated to occur only during
off-hours in order to eliminate any conflict between pedestrians and this necessary business supportive traffic.
Mixed use residential/commercial development is intended to be permitted west
of the hotel site along the river and backing on to the natural area identified as
being permanently retained to the west. This mixed use designation would provide
the flexibility to deliver supportive retail uses in this area to serve the residential function and also includes the ability to create live-work units should market
demand support this notion.
Access for the residential use is once again proposed to come in to the site from
Wellington Road 7 but using an access separate from the hotel access. Parking for
the residential area is almost entirely provided underneath the buildings.
The residential form varies from 6 storey condominiums offering views of the river
and/or backing on to beautiful natural space.
Access signage for both the residential and the hotel uses will be clearly posted
facing Wellington Road 7 within attractively landscaped areas to be maintained by
the hotel and the condominium corporation respectively. Building massing will be
carefully dispersed using architectural treatments across the building face to be
reviewed during the site plan review stage of development approvals. This is the
review stage at which details of site function and final building design components are formalized in any case.
The historic operational problems experienced by the existing Elora Mill will be
solved by ensuring that appropriate scale and density of development is delivered on the south side of the river to be supportive of the Elora Mill complex
on the north side of the river.
The Elora Mill building will be restored to function very much as they have
historically. The Mill itself will continue to boast a high end restaurant and
lounge area, state of the art kitchen facilities and 20 well appointed hotel
rooms. The cottage unit front West Mill will be restored and will continue to
offer 3 large private hotel rooms which a new cottage located immediately
60
adjacent to the existing unit will also deliver 3 new hotel rooms. The Stable
area at the far west end of the site will be restored for use as a world class spa.
The red brick James Ross house after restoration will be used for administrative use and also serve as a central electrical and IT hub. Finally the Granary
building will have the existing façade on West Mill Street and Price Street maintained while expanding the balance of the building to occupy courtyard area.
The Granary will then be of sufficient size to use for a banqueting facility that
will support the ooperation of the main Mill building.
The other consideration that has been given serious thought relates to defining
other activities/attractions that can be provided within the Elora environs that
creates and supports a four season destination. Pearle Hospitality is working
with other agencies and interests to foster this goal which, if successfully delivered, will certainly put Elora on both the national and international stage from
a marketing perspective all the while retaining that same small town charm that
currently makes the town so attractive and unique.
61
Appendix IV: Elora Mill, Proposed Drawings
62
Appendix V: James Ross House Mill, Proposed Drawings
63
Appendix VI: Mill Stable, Proposed Drawings
64
8'-0"
8'-0"
FINISHED CEILING
TOP OF WINDOW
FINISHED CEILING
9'-0"
8'-0"
TOP OF WINDOW
FINISHED CEILING
10'-0"
9'-0"
TOP OF WINDOW
REVISIONS / ISSUANCE:
RE-USE EXISTING NATURAL STONE RECLAIMED FROM ORIGINAL STABLE BUILDING
295 ROBINSON STREET, SUITE 200 OAKVILLE ON, CAN L6J 167
WWW.HICKSPARTNERS.CA
T.905.339.1212 F.905.339.1214
CLIENT:
ADDRESS: 51 WEST MILL STREET
TOWNSHIP:
DRAWING TITLE:
DRAWN: VRP
DATE:
JOB NUMBER:
SCALE:
1976D-13
SCALE: 1/4"=1'-0"
SHEET NUMBER:
8'-0"
8'-0"
FINISHED CEILING
TOP OF WINDOW
FINISHED CEILING
TOP OF WINDOW
9'-0"
8'-0"
39'-283"
FINISHED CEILING
10'-0"
9'-0"
TOP OF WINDOW
T.905.339.1212 F.905.339.1214
CLIENT:
TOWNSHIP:
DRAWING TITLE:
DRAWN: VRP
DATE:
JOB NUMBER:
SCALE:
1976D-13
SCALE: 1/4"=1'-0"
SHEET NUMBER:
8'-0"
8'-0"
FINISHED CEILING
TOP OF WINDOW
FINISHED CEILING
9'-0"
8'-0"
TOP OF WINDOW
FINISHED CEILING
10'-0"
9'-0"
TOP OF WINDOW
T.905.339.1212 F.905.339.1214
CLIENT:
TOWNSHIP:
DRAWING TITLE:
DRAWN: VRP
DATE:
JOB NUMBER:
SCALE:
1976D-13
SCALE: 1/4"=1'-0"
SHEET NUMBER:
8'-0"
8'-0"
FINISHED CEILING
TOP OF WINDOW
FINISHED CEILING
9'-0"
8'-0"
TOP OF WINDOW
FINISHED CEILING
EXTENT OF EXISTING RETAINING WALL TO BE REMOVED
10'-0"
9'-0"
TOP OF WINDOW
EXTENT OF EXISTING BUILDING TO BE REMOVED
T.905.339.1212 F.905.339.1214
CLIENT:
TOWNSHIP:
DRAWING TITLE:
DRAWN: VRP
DATE:
JOB NUMBER:
SCALE:
1976D-13
SCALE: 1/4"=1'-0"
SHEET NUMBER:
Appendix VII: Granary, Proposed Drawings
65
Appendix VIII: Mill House, Proposed Drawings
66
Appendix IX: Site Plan, Proposed Drawings
67

Elora Mill - Centre Wellington

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