Presentation on O`Brien House

PUBLIC CONSULTATION – MAY 2007
O`Brien House
PUBLIC CONSULTATION
• 3 storey, 760 sq.m. house designed by reputable local architect W. E. Noffke
• Purchased by federal government in 1964 and used as conference centre
• In 1988, designated ‘Recognized’ by Federal Heritage Building Review Office
(FHBRO)
• Vacant since late 1980’s
PUBLIC CONSULTATION – MAY 2007
• Originally constructed in 1930 as a summer residence for Mr. Ambrose O’Brien,
known as Kincora Lodge
O`Brien House
HISTORY of HOUSE
Approximately 20 minutes from the core of the capital
•
Located on high promontory overlooking Meech Lake within Gatineau Park
•
Adjacent to Willson House which is also a ‘recognized’ structure presently
operated by PWGSC as a conference centre for use by federal depts
WILLSON
House
O’BRIEN
House
O’Brien B
each
LAC
MEECH
O’Brien Beach
Parking Area
PUBLIC CONSULTATION – MAY 2007
•
O`Brien House
PHYSICAL ENVIRONMENT
- building envelope failure permitting water infiltration causing
mould, infestation of animals, interior deterioration
- advanced erosion of the access road
- water supply from lake and septic tank abandoned through non-use
- vandalism
• Program put in place for phased implementation of rehabilitation
and repairs
PHASES I to III – completed 2003-2006
•
Selective Demolition and Decontamination
•
Structural Stabilisation and Building Envelope Repairs (preservation)
•
Fire Protection Systems (sprinklers)
THIS PROJECT : IMPLEMENTATION OF PHASE IV in 2007- 08
and future PHASE V (3-5 yrs.)
PUBLIC CONSULTATION – MAY 2007
• Showing signs of advanced deterioration in 1990s
- structural integrity of exterior stone terraces compromised
O`Brien House
PROJECT BACKGROUND
Preserve heritage asset
2
Re-establish a use for the building
PROPOSED USE and OCCUPANCY
• Short term (3-5 yrs): re-establish Day-use conference/meeting centre of
the ground floor (less than 75 persons)
• Long term: Long term lease for operation by private sector:
Day-use of ground and second floors as conference/meeting centre
for less than 150 persons
Exterior Elevations
PUBLIC CONSULTATION – MAY 2007
1
O`Brien House
PHASE IV GOALS OF PROPOSED BLDG AND SITE REHABILITATION
• PLANNING
Limited building occupancy and capacity to less
150 persons
Use of existing O’Brien beach parking
Location of septic field in previously disturbed land
Re-use of architectural elements, materials, etc..
• DESIGN
HVAC/plumbing and electrical fixtures: low energy use
Conventional septic installation – low operation and
maintenance req’ts
Natural landscape
• OPERATION
‘Lite’ approach: centre will use catering services,
no commercial kitchen
Recycling of garbage
PUBLIC CONSULTATION – MAY 2007
Adaptive re-use of existing buildings
O`Brien House
SUSTAINABLE APPROACH
ENVIRONMENTAL CONSIDERATION
- Recently significantly upgraded MDEEP regulations for
potable water (presence of uranium in well water)
- MDEEP strict review of proposed septic system installations –
stand alone septic tanks no longer accepted
2
UNIVERSAL ACCESSIBILITY
- Act and regulations for barrier free access to federally owned
facilities
- Front entrance of house approx. 3m from driveway level
- Heritage multi split levels and nooks, sizes of openings, etc…
3
ZONING BY-LAWS
- parking requirements - difficult to integrate on the heritage
site at the upper driveway
4
EMERGENCY VEHICLE ACCESS
- Requires slope reduction and increased width and turning
radius
PUBLIC CONSULTATION – MAY 2007
1
O`Brien House
CONSTRAINTS and CHALLENGES
PROPOSED SITE REHABILITATION
• Septic Field Installation
• Slope reduction and road widening
• Garage Relocation
• Underground service conduits
• Terrace Re-Construction
• Exterior Lift UA Integration
• Soft Landscaping / Service Area
SLOPE REDUCTION
O`Brien House
• Will involve rock and tree removal
PUBLIC CONSULTATION – MAY 2007
• Road Re-Alignment / Retaining Wall
Day use occupancy
No commercial kitchen
• Reliability, Operation & Maintenance: conventional
system has minimum equipment and operation
reqts
O’BRIEN
HOUSE
O’brien Beach
Parking Area
• Minimize tree cutting impact: location on old
path of road/trail and location of original septic installation
Septic tank and pumping station
Adjacent to road on flat, treeless
Area
Trees in this area to remain
Future Development of 2nd flr.
Phase V – 3rd field, tree removal to be
Implemented in future
Protection of 1000mm tree
O`Brien House
• Capacity: Bldg capacity ‘frozen’ at < 150 persons
WILLSON
HOUSE
PUBLIC CONSULTATION – MAY 2007
SEPTIC SYSTEM DESIGN CONSIDERATIONS
A
Additional parking at upper driveway level (12)
B
Water from lake and Water treatment system for potable water
C
3rd Septic Field
D
Interior fit-up of 2nd floor
WILLSON
House
O’BRIEN
House
B
D
A
C
PUBLIC CONSULTATION – MAY 2007
FUTURE WORK for LONG TERM OBJECTIVES
O`Brien House
PHASE V
(road re-alignment, septic system, 4 UA parking, exterior/interior elevators)
Phase V
(3-5 yr. future)
- Second floor retrofit
- Potable water (pump at lake and water treatment system)
- 3rd septic field
- 12 additional parking at driveway
Phase IV - Implementation
SUMMER 2007
FALL 2007
- Garage clean-up and modification
- Terrace reconstruction and exterior stone masonry work
- Road re-alignment and 4 UA parking spaces)
- Septic system installations (2 fields)
- Exterior lighting
JANUARY to AUGUST 2008
- Ground floor retrofit, including interior elevator
- Exterior elevator / lift
PUBLIC CONSULTATION – MAY 2007
Phase IV - Ground floor retrofit c/w supporting infrastructures
O`Brien House
PROPOSED IMPLEMENTATION STRATEGY
June 2006 NCC subject to Canadian Environmental Assessment Act
(CEAA)
•
Objectives:
- no significant environmental effects
- public participation in Environmental Assessment
•
Canadian Environmental Assessment Registry
•
Environmental effect - change in environment from project
•
Public concerns
PUBLIC CONSULTATION – MAY 2007
•
O`Brien House
ENVIRONMENTAL ASSESSMENT PROCESS
PUBLIC CONSULTATION – MAY 2007
O`Brien House
QUESTIONS AND DISCUSSIONS