A pitch for two new homes that would partially obstruct public view of a historic Oak Bay home proved to be too much for council, which has sent the proponent back to the town’s heritage commission.
Mayor and councillors perused the application for a Heritage Revitalization Agreement for the J.W. Morris house at 1558 Beach Dr. during their Dec. 11 meeting. The house is not designated heritage but lies within the Prospect Heritage Conservation Area and has frontages on both Prospect Place and Beach Drive.
The proposal included the J.W. Morris house becoming given heritage status, maintained and protected in its existing location with three additional apartments – from 10 units – and three new lots created on the east and north sides. It would result in a total of four lots.
A new dwelling proposed for Lot A, dubbed the Carriage House, would be converted and expanded of an existing detached garage fronting on Prospect Place. The homes proposed for Lots C and D, on Beach Drive, are pitched as new construction in a modern style.
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The staff report noted that the relationship between the J.W. Morris House and the proposed two contemporary houses represents a design challenge, noting the “size, massing and style, taken together, contribute to an insensitive aesthetic relationship with the significant heritage house they sit in front of. This is especially so given the prominent visibility of the site on Beach Drive.
It was a sentiment also expressed by the heritage committee, some members of the public and council.
Public opposition to the proposal spurred an online petition calling on council “to preserve the original streetscape of the historic home at 1558 Beach Dr., restore the gardens and protect the iconic Garry Oaks. For the benefit of the community, we support keeping this property unburdened by any development in front or behind this exceptional historic streetscape.”
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The proposal also garnered significant input, via letters to council, both opposed and in support of the J.W. Morris application, as well as an adjacent proposal for the historic Annandale house.
Both projects are represented by Mark Holland, Westplan Consulting Group with ownership of J.W. Morris house as R&M Miller Assets, or (Mike and Rebecca Miller) with the Annandale property owner is listed solely as Rebecca Miller.
The scale and design of the two proposed homes for Beach Drive, as well as potential tree loss, were also top concerns around the council table.
The two new houses were also subject to significant conversation ahead of bringing the application forward, Holland said.
He agreed the approach is complicated and they had to consider size of buildings near neighbours, sight lines and the rhythm of homes on Beach Drive. The estate has two frontages and yet there was debate on where the front door should be, as the portico at the side essentially served as the front door when it was built.
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The proposal includes the removal of eight bylaw-protected trees and 10 other non-bylaw-protected trees. The Oak Bay parks department indicates that the proposed replanting would result in canopy cover in excess of the minimums required by bylaw. All protected tree cutting and removal would be subject to an approved tree permit.
In response to a question from the table, Holland assured council there is a tenant assistance plan in place that meets or exceeds provincial requirements. While current tenants have first right of refusal, the renovated rents would need to be “market rents” to help absorb costs of the major rejuvenation required on the historic house, he added.
Council directed staff to bring back the applications after some areas had been addressed, as per the staff report.
This includes a revised design, prepared by an architect, that more clearly aligns with the Prospect Heritage Conservation Area guidelines around siting, scale, massing and design for the new buildings. A plan that outlines the protection of rental tenure and rates and affordability as well as an assistance program and plan for the existing tenants. And a financial economic analysis – completed by an independent third-party consultant – to understand the costs of the project and help inform the level of affordability of the rental units or further community amenity package.
They also seek a revised statement of significance, including a review of heritage features on the interior of the building that were not present in the current application.
Learn more about the proposal online at jwmorrishouse.com.
Follow the Oak Bay development tracker at oakbay.ca.