Heritage Impact Assessment - Greenwick Mohawk

Heritage Impact AssessmentGreenwich & Mohawk Brownfield SiteBrantford, Ontario

FOR COLE ENGINEERING AND THE CITY OF BRANTFORD

November 2011

Taylor Hazell Architects Ltd.333 Adelaide Street West, 5th FloorToronto, Ontario M5V 1R5tel 416 862 2694 fax 416 862 8401

contact Jill [email protected]

TABLE OF CONTENTS

p. 1 1.0 INTRODUCTION

p. 3 2.0 EXECUTIVE SUMMARY 2.1 Heritage Significance and evolution of site 2.2 Building Assessments 2.3 Recommendations

p. 10 3.0 HERITAGE SIGNIFICANCE AND EVOLUTION OF THE SITE 3.1 Brantford the Sheffield of Canada 3.2 347-475 Greenwich Street Site 3.3 66 Mohawk Street Site

p. 20 4.0 BUILDING ASSESSMENTS 347 Greenwich Street 4.1 Building 1A & 1B - Machine Shop 4.2 Building 2 - Verity Ironworks Office & Warehouse 4.3 Building 3a - Paint Shop 66 Mohawk Street 4.4 Building 1 - Time Keepers’ Office 4.5 Building 2 - Cockshutt Office & Warehouse p. 55 5.0 CURRENT CONDITIONS – STRUCTURAL CHALLENGES p. 58 6.0 RECOMMENDATIONS 6.1 Buildings to be Retained 6.2 Mitigation Strategy 6.3 Stabilization Rationale 6.4 Adaptive Reuse Strategies

Heritage Impact Assessment

FOR COLE ENGINEERING AND THE CITY OF BRANTFORDNOVEMBER, 2011

1

Mohawk Greenwich Brownfield | Heritage Impact Assessment | November, 2011..

1.0 Introduction

Taylor Hazell Architects Ltd. has been retained by Cole Engineering Ltd. as their heritage conservation architects for the preparation of a designated substance survey and structural conditions analysis report for the Greenwich Mohawk Brownfield site commissioned by the City of Brantford. As part of a review of both properties, our services were required to provide a heritage impact assessment on five subject buildings that the City has considered worthy of retaining for the purposes of future adaptive reuse development on the sites. Our report forms part of the structural assessment report prepared by Pico Engineering Ltd. and the findings and recommendations contained have been coordinated with Pico Engineering Ltd.

At the Greenwich site, the majority of the facilities of the former Massey Harris Co. factory are to be demolished in preparation for environmental remediation of the property. Of the approximate 20 industrial buildings on the site, three are the subject of this review. Most of the buildings of the former Cockshutt Plow Works have already been demolished and the two remaining buildings on the Mohawk St. site have been designated by the City of Brantford under the Ontario Heritage Act.

Our work included:

•Review of previous reports including conditions and structural assessments, municipal records, historical surveys and studies pertaining to the site and buildings;

•Review of the site on two separate occasions with Picco Engineering Ltd and once with Cole Engineering Ltd.

•Visual review of the subject buildings that was governed by access restrictions to various parts identified by Picco Engineering Ltd due to the partial collapse of some of the buildings’ structures and the evidence of instability of other parts due to exposure to the elements;

•Assessment of the heritage and architectural significance of each of the subject buildings in relation to the development and arrangement of each of these important industrial sites as examples of late 19th and early 20th century industrial factory and mill construction and their potential for adaptive reuse;

•Assistance of the engineers in determining the most viable strategies for conserving these buildings in part or in whole for adaptive reuse, informed by the structural review, the requirements for temporary stabilization to achieve the recommended option and consideration of the needs of the designated substance and site remediation work;

•Identification of some of the possible adaptive reuse building uses and programs that would be most suitable to these buildings and for the sites;

•Recommendations for testing and limited destructive work to assess more accurately the conditions of the buildings that are to be retained.

Limitations

Our visual review was limited and access restricted to those areas deemed safe by the structural engineers. Our opinions concerning condition of assemblies are not informed by detailed analysis of the existing building assemblies and structures, which was not part of the scope of this assessment.

3

Mohawk Greenwich Brownfield | Heritage Impact Assessment | November, 2011.

2


2.0 Executive Summary

2.1 Heritage Significance and Evolution of the Sites

The Greenwich-Mohawk sites were identified by Parks Canada in 1990 (reconfirmed in 1996) as nationally significant industrial sites: they combine buildings, industrial landscape, views and vistas and a proximity to extant railways, roads and canal that enrich their context. They are integrated with the community of buildings that have grown up around them. As early as 1848, Brantford was identified as a manufacturing and distribution centre and as a result of over one hundred years of extremely successful manufacturing, Brantford prospered. The development of the city and its socio-cultural history is intertwined with the success of the agricultural machine-making, as is the rise of important trends in the history of vehicle manufacture in Canada and significant Canadian dynasties. Although other sites in the core and along the canal and railways were also instrumental in the history of production, the combined site at Greenwich – Mohawk was one of the most important in the country: it is now the only such site left in Brantford. Its significance is acknowledged not only by Parks Canada, but by the municipality and the province. The manufacturer’s from Brantford were also known internationally for their industrial production as evidenced by the awards bestowed on the Massey Harris Co. at the Paris (France) exhibitions of 1899 and 1900.1 The subject of much concern and study, but little to no stabilization since its decommissioning in 1980s, the sites have fallen into serious disrepair; vandalism and personal safety have become additional threats to the most significant remaining structures.

347 Greenwich Street:

The history of ownership of the site is as rich as the buildings upon it. This site was purchased by Massey Harris Co. in 1895 to facilitate the expansion of their downtown facilities through the absorption of the W.H. Verity & Sons Co., and the eventual purchase of Verity’s downtown site while preparing for their new subsidiary to relocate to the Greenwich site. Although not designated by the municipality, the former H. H. Verity & Sons Plow Co and Massey Harris Buildings 1A/B, 2 and 3A are significant buildings within the industrial landscape, relating both to the canal, and the former railway. They are buildings that were well sited to terminate views to the site, and well-built and meant to convey architectural significance and dignity to the workplace and to production process. They are the last buildings in the municipality that embody the contributions of the Verity Plow Co and Massey Harris to the industrial legacy of Brantford. Buildings 2 and 3A in particular present bold scale and alignments that so characterized the site, and maintain the original northern boundary of the precinct, addressing the Old Canal and later the edges of the expanding town.

66 Mohawk Street:

The fine red brick and sandstone Office Building and Time Keeping Office have been designated under the Part IV of the Ontario Heritage Act in recognition of the significance of the Cockshutt manufacturing business and the family’s legacy of industry, civic involvement and contribution throughout the formative years of Brantford..

1 The Industrial Recorder of Canada (1901); 13

5


4


It has been decided by the municipality that the subject buildings identified above will be the maximum number considered to be retained as these properties are decommissioned and remediated in preparation for rezoning and future redevelopment. As the only remnants of these massive facilities, their significance is amplified through scarcity of other similar examples. In order to substantiate the merit of any of these buildings, an assessment of their significance has been made under the following categories.

Relative Significance of Structures

The buff brick mill construction Buildings 2 and 3A (former W.H. Verity & Sons Co./Massey Harris Co.) on the Greenwich Street site are unquestionable historic and architectural merit: They represent some of the earliest manufacturing structures on the site dating to 1897. The buildings are rare and unique in Brantford and carry particular significance architecturally to the historic evolution of the site.

The concrete frame Building 1A and 1B dating from the 1920’s represented a new era of production on the site; but its is typical of many of the similar buildings of the era. The red brick and sandstone Buildings 1 & 2 at the Mohawk Street property were part of the original building program of the Cockshutt Plow Works from 1903. They are historically and architecturally significant, are unique in their architectural and the last surviving examples of Cockshutt buildings in Brantford. These buildings have been designated by the City under the Ontario Heritage Act

Spatial Relationships within the industrial landscape and streetscape

Buildings 1A/1B, 2 and 3A at the Greenwich site evoke the the scale of the original factory organization, inter relationship of processes and the open spaces that characterized the Verity Plow works. These buildings also represent the original alignment and its persistence through time of building and process orientations that have characterized the site. Former Cockshutt Buildings 1 and 2 at the Mohawk property are directly related to their street frontage, with attention to detail paid to the sides of the office block; the additions to that building were plain and of little architectural interest. The raised ground floor of the Office Building, formal address to the street and the character its materiality make it a distinguished and defining set of buildings in the neighbourhood.

Construction Type

Buildings 2 and 3A at the Greenwich site are fine examples of 19th – early 20th century mill construction that characterized the original construction on the site. The fact that these structures have been able to resist the forces produced by partial collapse of the floor systems is a testament to the robustness of these buildings.

Building 1A & B, is a typical example of reinforced concrete frame factory or warehouse building from built between the 1920’s to the 1950’s and represents a level of standardization in industrial architecture prevalent during those times.

Buildings 1 & 2 at the former Cockshutt plant are unique examples of administrative uses found in early 20th century factory sites. The construction methods are not the primary means of assigning heritage significance. The warehouse attached to Building 2 is another example of factory mill construction.

2.2 Building Assessments

The building assessments are listed in Section 4.0 of the report and summarize benchmark data, the key heritage and architectural attributes, history within site development, and building conditions for each building. The intent is to identify and discuss the impact of the heritage significance relative to the current condition of each building so that a well-considered, logical recommendation for preservation can be made.

These findings are summarized as follows:

Building Significant to Site Evolution

Architecturally Significant

Exterior Condition

Interior Condition

Worthy of Preservation

Greenwich 1A/B

Less so No Poor to Fair Poor to Fair No

Greenwich 2 Yes Yes Fair to Good Poor- structureFair to Good - masonry

Yes

Greenwich 3A Yes Yes Fair to Good Poor- structureFair to Good - masonry

Yes

Mohawk 1 Yes Yes Fair to Good Fair Yes

Mohawk 2 Office

Yes Yes Fair to Good Fair Yes

Mohawk 2 Warehouse

Less so No Poor to fair Poor No

Current Conditions - Stabilization and Structural Assessments

There will be a cost premium to preserving and conserving the buildings that are identified as of heritage and cultural significance. This is premium is a product of the current state of deterioration that has been manifested itself after years of neglect, and will continue if action is not taken immediately to salvage these assets in whole or in part.

The recommendations for structural works will be discussed in Picco Engineering Ltd.’s report, but the principles that govern this premium are as follows:

The time to stabilize the subject buildings through temporary ‘protection’ has passed.

7


6


The partial and ongoing collapse of the structural systems at Buildings 1B, 2 and 3A of Greenwich site and the warehouse extension at Mohawk Building 2 makes this scenario impractical and unsafe

The needs of designated substance and environmental remediation are driving a scenario where the interior structures are removed entirely in order to allow for logical remediation operations. This will re quire selective, temporary shoring

The recognition that the heavy timber structures and the reinforced concrete structures are compromised and selective preservation in place is impractical

That gutting of the structural systems of Greenwich Buildings 2 and 3A is a value added proposal salvages the robust and durable masonry construction, and that advances these buildings into the next stage of conservation for adaptive reuse

The need to have a minimal cost effective stabilizing system for the valuable masonry construction to replace the existing structure of these buildings for a three year window while consensus on the development of the sites coalesces.

2.3 Recommendations

Based on structural and heritage assessments the following buildings are recommended to be preserved in whole or in part:

1. 66 Mohawk Rd, Building 1 Cockshutt Plow Co Time Keeping Office (Designated)•Retain building in its entirety

2. 66 Mohawk Rd, Building 1 Cockshutt Plow Co Office (Designated)•Office portion to be retained only

3. 347 Greenwich St., Building 2 Verity Plow Co. Ltd, Office and remnants of warehouse•Demolition of the collapsed east most bays of the structure •Preserve, stabilize remaining solid masonry walls including new structural bracing at

interior and exterior

4. 347 Greenwich St., Building 3A Verity Plow Co., Paint Shop Building •Demolition of the 1 storey eastern wing•Demolition of the 2 east most bays of the 3 storey wing•Preserve, stabilize solid masonry walls including new structural bracing at interior and

exterior

5. 347 Greenwich St., Building 1A & 1B, Massey Harris Machine Shop•Demolition of the 1 storey and 4 storey wings in their entirety

Mitigation Strategies

In order to mitigate the loss of these buildings on the sites, in whole or in part, they will be commemorated by:

•Harvesting and salvaging original material, namely sound timer structure and windows, for reuse in rebuilding a portion of the original structures,

•Preservation of Massing and Plan Arrangement : building new construction in the same location, size and general massing to re-establish the urban scale of the original spaces.

Provide design guidelines for new development that preserve the strong east-west and that preserves the rhythm of open to built space orientation that governed the site

This applies the buildings on the Greenwich site where selective demolition of parts of the subject buildings will represent a significant loss of the spatial identity of the original grouping.

As Buildings 1 & 2 at Mohawk St. are to be conserved, mitigation for the warehouse building should be considered. Given the quality of the masonry, the preservation of the original location and massing should be considered as long as it supports the reuse strategy for the Office Buildings.

Stabilization Measures

These measures apply to Buildings 2 & 3A at the Greenwich St site. The Mohawk Rd Buildings are in better condition and stabilization measures will be more conventional and improve conditions that have not been overly compromised.

The stabilization of Buildings 2 & 3A, stabilization’ must be redefined and accommodate the instability and indeterminate nature of the remaining structures, identify the minimal and most cost effective temporary stabilization measures to stabilize the buildings to permit demolition of the collapsed structures and remediation of designated substances, and preserve the integrity of the masonry construction for reuse.

‘Stabilization’ will require temporary shoring to permit access for demolition and remediation, demolition of the structures of the 2 buildings including the roof, and temporary protection of the interior face and horizontal surfaces of the existing masonry walls. A temporary interior and exterior frame will be constructed utilizing the compartmentalization of the structures to support the remaining walls for up to 3 years.

These measures should be monitored during this period and if they are to remain in that state for longer, they shall be renewed.

In order to determine the extent of the temporary stabilization measures testing as identified by the structural engineers will be undertaken. In addition we recommend that some testing related to masonry conservation goals also be undertaken including:

•Disassembly of part of the masonry at building foundations, roof parapets and interior walls

•Testing of existing mortar in several locations•Testing of brick and stone

Adaptive Reuse Strategies

9


8


It is recommended that the City of Brantford consider engaging a qualified consulting firm to conduct a real estate analysis for these sites. This information will be indispensable to the City as it evaluates growth well into the 21st century and establishes a vibrant collection of new and mixed uses on the Greenwich Mohawk site that will be in the best interests of Brantford.

The retention of these valued existing buildings is also important to establish an identity for these sites and inform the pattern of building distribution for the adaptive reuse of them. There are a growing number of sites that have implemented such a strategy in Ontario, and these sites have re-inhabited, reconstructed and preserved remnants of the original facilities while incorporating new construction within them for a range of uses.

We recommend the following:

66 Mohawk St.This site is the smaller of the two and suggests that a collection of smaller scaled uses that takes advantage of its exposure to the residential area to the west. It could be considered as a ‘hub’ for facilities that may not be currently present but would support the immediate neighbourhood and beyond.

347 Greenwich St. This large site is more internally focused due to nature of its address along Greenwich St, and the Canal. This will support more autonomous and demanding uses that require dedicated service access space. There are points of entry currently only at the north east end, however, a new entry point at the corner of Mohawk and Greenwich is achievable. The scale of the original buildings and the spaces between tem are highly evocative. In particular the size and height of the space between Buildings 2 & 3A should be used as a guideline for the rhythm of open to built space on the site. The site is large enough to incorporate a limited set of discrete and compatible uses and strategically located parking without significantly impacting the available space for building.

3.1 Brantford the Sheffield of Canada

“In comparison to other cities in the Dominion, Brantford stands in the first rankas a manufacturing city. The two largest plow companies in the Dominion are located here, employing over 2,000 hands.” 1

A 1990 Parks Canada conducted a study of industrial sites based on the Historic Sites and Monuments Board of Canada’s recommendation that “manufacturing is a major theme in Canadian history, which should be commemorated on a scale appropriate to its significance.”1 The report, based on a comprehensive study of manufacturing locations in Canada, identified Brantford as an important manufacturing site. Brantford was considered one of the 15 largest manufacturing complexes in Canada. The report states:

Brantford developed as a manufacturing and distribution centre for a rich agricultural area after the completion of the Grand River canal in 1848 placed it at the head of navigation. Railways followed in 1855, 1871 and 1878. Named the “Sheffield of Canada” in the 1870s and the “Combine Capital” in the 1920s, Brantford was noted for diversified industry. In 1914 the city ranked third in Canada in value of exports probably owing to production of agricultural implements.2

1 Parks 1990; 32 Parks 1990; 92

3.0 Heritage Significance and Evolution of the Site

Fig 3.1 Verity Plow Co. promotional rendering circa 1919(Brantford Library Archives)

11


10


The 1990 study concluded that due to the significant concentration of agricultural implement factories on the Greenwich Mohawk site it was most representative of the ‘Agricultural Revolution in Canada’. Two of the top three Canadian full line implement makers in Canada had four plants located there: the Massey-Harris and Cockshutt factories. Together these companies produced and took part in the evolution of sulkey-plows, mowers, reapers and self-binders, as well as tractors and combines that later constituted a ‘mini-revolution’ in agriculture. Members of the Cockshutt, Harris and Massey firms pioneered innovations suited not only to Canadian grain production but also to harvest around the world.3

Greenwich Mohawk Brownfield – A Nationally Significant Industrial Complex

The Greenwich Mohawk Brownfield site is comprised of two properties, located at 347 Greenwich St and 66 Mohawk St. These sites contain three major agricultural-machinery complexes that together comprise a precinct of national importance; the Verity Plow Company, Massey-Harris/Massey Ferguson Works at the Greenwich site and the Cockshutt Plow Company on the Mohawk site.4 The precinct is an example of a “second-stage industrial landscape” which is defined as “land-extensive complexes that comprised whole neighbourhoods unto themselves”.5

A 1996 report prepared by Parks Canada identified the Greenwich Mohawk site as an outstanding example of a specialized implement and vehicle-production zone and at that time it was considered the best surviving example of an industrial complex 3 Parks (1990); 944 Parks (1996); 1505 Parks (1996); 4

Fig 3.2) City of Brantford plan showing locations of manufacturing sites within city limits. Rail lines are in red, waterways in blue, and the Mohawk and Greenwich sights highlighted in orange. (Michael Hand, 2010.)

associated with that manufacturing theme. Agrigultural implement and vehicle production has national importance as a vital component of Canadian economic history since this was the first major sector to export more than just processed or reprocessed staple goods. The report concluded that the Mohawk-Greenwich site was particularly significant and unique due to the specialized concentration related to a specific manufacturing theme, high degree of physical integrity and architectural interest.6

This current assignment is focused on five buildings found on the two properties that comprise this large brownfield site: Buildings 1A and 1B, 2 and 3A at 347 Greenwich St., and Buildings 1 and 2 at 66 Mohawk St. As part of the decommissioning of the majority of the industrial buildings on the Greenwich site and preparation for environmental remediation of both properties, the City of Brantford has commissioned a review of the architectural significance and structural conditions of the five subject buildings to support recommendations for conservation of them for adaptive reuse development in the near future.

Status of Buildings in the Significant Industrial Complex

Currently, Buildings 1 & 2 at 66 Mohawk St., the Time Keeping Office and the Cockshutt Office Building, respectively, are designated buildings. City of Brantford Bylaw No. 135-2002 describes the architectural significance of these buildings. At least half of the statement discusses the legacy of the Cockshutt family in Brantford which on its own is an important rationale for designating these buildings. The second part of the statement is quoted in its entirety here:

6 Parks (1996); 48

Fig 3.3 Verity Plow Company Co. Fire Insurance Map, 1919. Greenwich.Building 1A and Building 1B (not yet built)Building 2 (Verity Plow Office and Warehouse)Building 3A (Verity Paint Shop) (City of Brantford Library Archives)

13


12


Architectural Significance of the Former Cockshutt Plow Company Limited, Office and Timekeeping Building

The buildings of architectural significance at 66 Mohawk Street, formerly the Cockshutt Plow Company, are the former Office and Time Office buildings. The other industrial buildings on the property are either demolished or slated for demolition at the time of designation.

The Office and Time Office buildings were constructed in 1903 when the company expanded and moved to this location from Market Street. The large three-storey red brick building was the office for the Cockshutt Plow Works Company. This building is an example of late nineteenth century industrial architecture and the building’s exterior retains many original features. To the rear of the Office Building is a large three-storey section that was formerly used as a warehouse and which has partially been demolished.

The main front entrance consists of a brick enclosure with a single door opening with sidelights. Two brick columns flank the main doorway with the inscriptions of the years 1877 and 1903 below the columns. The brickwork above the entrance forms a gable shape and contains a stone label, “Office”. The windows surrounding the entrance vary from the windows found elsewhere on the building. These windows have flat openings with lug sills and the arrangement of having large rectangular windows with small windows above adds to the enhancement of the main entrance. The windows on the front façade are symmetrically located and have predominantly segmental openings with plain lug sills and three/three pane arrangements. On the first storey, the window openings have brick voussoirs. The building has a cut stone foundation and on the front façade, the basement windows are aligned with those on the building’s three floors.

Extensive ornamental brickwork has been used on the building. The entire building, including the rear section formerly used for warehousing, has corbelling at the roof line

Mohawk Site: Cockshutt Plow Co.Office and Ware HouseTime Keeping Office

Fig 3.4 )Cockshutt Plow Co. City of Brantford Fire Insurance Maps, 1919. (Brantford City Library Archives.

and protruding brickwork forms a linear pattern that resemble pillars on all facades. On the front façade and below the roofline, the bricks have been laid to form three semi circular patterns with the centre opening containing a stone inscription of the company name, “Cockshutt Plow Co. Limited”. The brickwork has been further enhanced with the placement of white stone to form two stripes across the front and side facades of the building. The use of ornamental brickwork softens the industrial characteristics of the building.

The brick corbelling at the roofline and the protruding brickwork marking the boundary of each bay extend the entire length of the building’s rear section. The windows on the first and second storeys are paired symmetrically, while on the third floor there is only one window opening centrally located in the bay. The windows on this section have a four/four pane arrangement.

To the right of the main office building is small timekeeping office. According to Building Permit records, a permit was issued in 1912 to construct a brick exterior to the time office and it is only the front façade that has a brick exterior. It would appear that the brick exterior wall, with a stepped parapet design, was added to the front façade of this building in 1912. Some of the ornamental brickwork is repeated on the front façade of this building similar to the design on the main office building. The bricks have been laid to form three semi circular patterns with the centre having a stone inscription, “Time Office”. The use of white stone to form a stripe across the front façade and around the semi circular pattern contrasts the red brickwork.

The property at 66 Mohawk Street is situated in an industrial area that is in close proximity to residential neighbourhoods that provided housing to the industrial workers and their families. To the southwest of the former Cockshutt Plow Company plant is the Eagle Place residential neighbourhood and to the north is the East Ward neighbourhood.

The rest of the Cockshutt Plow Works has been demolished and the site awaits additional demolition of at grade related footings and slabs as well as environmental remediation.

None of the buildings on the Greenwich St. site appear on the City of Brantford’s heritage building inventory, are listed (Brantford does not list buildings), or are designated.

The five buildings in this study have been identified by the City of Brantford as buildings of interest. The decommissioning of the buildings is being considered at the same time as the adaptive reuse potential of them is being re-evaluated by a review of their architectural significance and structural conditions.

Within the context of a nationally recognized industrial place

Fig 3.5 Promotional Image, Cockshutt Plow Co. (Brantford City Library Archives)

Fig 3.6 Promotional Image for Massey Harris Co.

15


14


of significance, these remnants of the two massive industrial complexes have even greater value as the last examples of the oldest portion of this former industrial precinct, and of the industrial heritage of Brantford.

Brantford’s Industrial History

Brantford is a historic city. Located on major waterways and railways, it became one of Canada’s major industrial centres. The earliest concentration of industrial buildings in Brantford was in the downtown area. Very few of these mid-to-late 19th century industrial buildings survive today. This is in part due to the fact that the most successful industries, in need of larger sites to expand their operations, re-located to suburban areas from the 1870s on and also due to changing values and uses of lands closer to the town centre. Urban renewal in Brantford’s downtown resulted in the demolition of almost all of these former industrial sites and little trace of the industrial heritage survives. Large suburban industrial sites such as the Greenwich-Mohawk Brownfield, continued to operate in manufacturing until relatively recently while being surrounded by residential development. Brantford maintained its manufacturing base well into the 1960s, as evident in the expansions of plants such as Verity and Cockshutt.7 A period of decline followed and the once massive manufacturing base that had sustained Brantford for more than a century, had almost vanished by the 1990s.

Brantford’s industrial buildings were spread out along the Grand River, the Old Canal and railways. The Greenwich-Mohawk site was located on the Old Canal and a spur of the Toronto Hamilton and Buffalo Railway line. In 1990 the Greenwich Mohawk site was identified as an important concentration of industrial buildings within a precinct comprised of eight establishments, half of which were agricultural implement factories built between 1882 and 1903.

The Verity Plow Works (Buildings 2 and 3A), constructed in 1897 and later to be merged with Massey-Harris, stands on the Greenwich site by the canal. It shared property with the original buildings of the Massey Harris works located further to the south of the property. To the south west, at the corner of Greewich and Mohawk, was the Adams Wagon Works (1900). Further to the south east, was the Cockshutt Plow Works built in 1903 (Buildings 1 and 2 at 66 Mohawk St.). Moving further to the west along the canal towards Market Street, was the original mower, reaper and self-binder factory, built in 1882 by Alanson Harris. Finally, across Market Street was a large plant that housed the Waterous Engine Works Co. Ltd (1895).8

7 Parks 1996; 1288 Parks 1990; 92

Fig 3.7 Promotional Image for Cockshutt Plow Company

3.2 347-475 Greenwich Street Site•Verity Plow Co. (1892-1904) Building 2 and 3A•Massey-Harris Co. Ltd. (1920’s) Buildings 1A & 1B •Massey Ferguson (1958-1988) Remaining Buildings

The history of the development of this site is rich. The relationship between the Verity Plow Co. and the Massey Harris Co. reflects the fluid nature of industrial production in the late 19th century.

In 1891, A. Harris, Son & Co. Ltd merged with their major competitor, the Massey Manufacturing Company to become Massey-Harris Co. With this merger it became the largest agricultural equipment maker in the British Empire. The original factories were located in downtown Brantford. In the same year, Massey Harris Co agreed to distribute plows manufactured by the Verity Plow Co from Exeter, Huron County. In 1892, this company renamed itself W.H .Verity & Sons and relocated operations to downtown Brantford.

In 1895, Verity & Sons agreed to build product exclusively for Massey Harris. The downtown site proved to be too congested so Massey Harris purchased the 27 acres of property on Greenwich Street between the Canal and the TH & B Railroad tracks. The consolidation of shared facilities was planned between the two companies. The short term expansion of the Massey Harris production space was to be accomplished by purchasing Verity & Sons downtown property. This finally occurred in 1903, but to facilitate the transition, W.H. Verity agreed to relocate to the new site at Greenwich St. allowing Massey Harris to move in to their former facilities while construction for new buildings started. In 1898 the Office Building and Warehouse facing the Canal (Building 2) are completed and are some of earliest industrial presence on the site (with the exception of the mold and cupula buildings).

In 1910, the Massey-Harris-Ferguson company acquired the Johnson Harvester Company located in Batavia, New York, making it one of Canada’s first multinational firms.9

In 1953 the name changed to Massey-Harris-Ferguson after they merged with the tractor firm of Harry Ferguson. Later the name was shortened to Massey-Ferguson. By 1981 the company was in serious financial difficulties and a major restructuring took place in 1986. The plant closed in 1988 after the company was placed in receivership.10

As the buildings located downtown have been demolished, Buildings 1A & 1B, 2 and 3A on the Greenwich Mohawk site represent the only surviving buildings of the Massey “empire” in Brantford.

9 P. Cook, Massey at the Brink; The Story of Canada’s Greatest Multinational and Its Struggle to Survive. Don Mills; 1981.10 Brantford Public Library website

17


16


Architectural Significance

In order to substantiate the merit of any of these buildings, an assessment of their significance has been made under the following categories.


The buff brick mill construction of Buildings 2 and 3A (former W.H. Verity & Sons Co./Massey Harris Co.) on the Greenwich Street site are of unquestionable historic and architectural merit. They represent some of the earliest manufacturing structures on the W. H. Verity/Massey Harris Co site dating to 1897 and contain the original office structure and warehouse. The fine masonry detailing at the cornice and repetitive rhythm of the structural piers and paired windows of the typical bays are robust and elegant. At Building 2, the subtle refinement of detail of the Office wing at the west end of the buildings, including the handsome arched entry off of Greenwich St. and the pressed metal cornice, are noteworthy. The buildings are rare and unique in Brantford and carry particular significance architecturally to the historic evolution of the site.

The concrete frame Building 1A and 1B dating from the 1920’s when the Massey Harris Co. was well established on the site, represented a transformation of building construction, type and process on the site; but its construction is typical of many of the similar buildings of the era built for the purposes of manufacturing and storage of heavy goods and machinery.

Spatial Relationships within the Industrial Landscape and Streetscape

Buildings 1A and 1B, 2 and 3A at the Greenwich site evoke the scale of the original factory organization; inter relationship of processes and the open spaces that characterized the Verity Plow works. These buildings also represent the original alignment and the persistence through time of the building and process orientations that have characterized the site The relationship of the facades to the picturesque landscape of Greenwich Street and the canal, and the configuration of open space created between the two buildings is an extremely important aspect of their architectural and cultural landscape significance. The proportions of the buildings and the spaces are characteristics of their significance.

The orientation and the uniformity of the design of the facades of buildings 1A and 1B were not meant to be demonstrative of the specific characteristics of the site.

Construction Type

Buildings 2 and 3A at the Greenwich site are fine examples of the 19th and early 20th century mill construction that characterized the original construction on the site. The nobility of their proportion and masonry detailing coupled with the shear length render them highly attractive for preservation and adaptive reuse. The fact that these structures have been able to resist the forces produced by partial collapse of the floor systems is a testament to the robustness of these buildings.

Building 1A and 1B are typical examples of reinforced concrete frame factory or warehouse buildings from built in the 1920s.

3.3 66 Mohawk Street Site

•Cockshutt Plow Co. Ltd. Time Keeping Office (1903) Building 1•Cockshutt Plow Co. Ltd Offices (1903) Building 2

In 1877, James Cockshutt, son of Ignatius Cockshutt11 and brother of Harry Cockshutt12 opened the original Cockshutt plant on Market Street with five employees.13 The company’s products included plows, cultivators, harrows, seeders and rollers. In 1885 the Company displayed products at the Colonial and Indian Exhibition in London England. This international exposure provided access to overseas markets and soon the products were selling around the world.14 In 1896 they tore down the existing buildings on their downtown site and rebuilt a new four story factory, increasing floor space by 50% but this soon proved to be inadequate. Soon after the 1896 expansion, a 23-acres of land was purchased along Mohawk Street and, in 1902, construction commenced on a huge new factory complex and head office building with 900 employees. Production was moved there in 1903 and further buildings were added to the site in order to supply the huge worldwide demand for their products.15

The company continued to expand. In 1909 they purchased controlling interest in Frost, Wood and Company, an agricultural implement business, in Smiths Falls, and in 1911 they bought the Adams Wagons Company and the Brantford Carriage Company. The Cockshutt Plow Company attained worldwide status in agriculture implement manufacturing and was the most complete plow manufacturing facility of its kind in North America.16 During both World Wars Cockshutt manufactured aircraft parts and assemblies, shells and other weapons. In the early 1960’s it became a subsidiary of the White Motor Corporation in Cleveland, Ohio and the name was officially changed to White Farm Equipment in 1969. White Farm Equipment foreclosed in 1985.17


The red brick and sandstone Buildings 1 & 2 at the Mohawk Street property were part of the original building program of the Cockshutt Plow Works in 1903. The raised ground floor of the Office Building, its Romanesque revival form and materiality make it a distinguished and defining set of buildings in the neighbourhood. They are historically and architecturally significant and are the last surviving examples of Cockshutt buildings in Brantford. These qualities were recognized by the City off Brantford when the buildings were designated under the Ontario Heritage Act in 2002. All other buildings on this site, with the exception of the warehouse attached to Building 2, have been demolished.

11 David G. Burley, ‘Ignatius Cockshutt’, Canadian Encyclopedia12 Harry Cockshutt was mayor of Brantford in 1899 and served as Lieutenant Governor of Ontario.13 This building was demolished in …. ?14 Cockshutt Building, Reasons for Designation15 Mike Hand, A City’s Industrial Heritage (2010); 7816 Cockshutt Building, Reasons for Designation17 Brantford Public Library. For more information see About Cockshutt by William Henry and Cockshutt; the complete story by the International Cockshutt Club Inc.

Spatial Relationships within the Industrial Landscape and Streetscape

Former Cockshutt Buildings 1 and 2 at the Mohawk property are directly related to their street frontage, with attention to detail paid to the sides of the office block; the additions to that building were plain and of little architectural interest. The buildings do not evoke the size and scale of the original factory, but their nobility and refined detailing project an institutional presence that is very suggestive of future uses that would support the community that surrounds them.

Construction Type

Buildings 1 & 2 at the former Cockshutt plant are unique examples of administrative uses found in early 20th century factory sites. The construction methods are not the primary means of assigning heritage significance. The warehouse attached to Building 2 is another example of factory mill construction

Bibliography

Archives &MuseumsBrantford County Museum & ArchivesMassey-Harris-Ferguson Collection, University of Guelph

Primary Sources

Brantford Expositor Anniversary Number; 1877-1927 Semi-Centennial. Brantford; 1927.The Industrial Recorder of Canada. Brantford; 1901.

Secondary Sources

Bliss, Michael, various entries in Canadian EncyclopediaDenison, Merrill. Harvest triumphant: the story of Massey-Harris. Toronto; 1948.Hand, Mike. A City’s Industrial Heritage; the growth and demise of fifteen major manufacturers in Brantford, Ontario. Brantford; 2010.

Reports

City of Brantford, Master Plan, 2008.City of Brantford, Reasons for Designation; Former Cockshutt Plow Co. Office and Timekeeping Building, 66 Mohak Road, Brantford, 2002.GBCA + CCRC Inc, “A Ribbon Through Time” Jan. 2006.Parks Canada, “Three Manufacturing Complexes in Ontario”, Manuscript Report. Ottawa; November 1996.Parks Canada, “Manufacturing Locations in Canada; The Identification and Evaluation of Significant Multiple-sIndustry Manufacturing Complexes”, Manuscript Report. Ottawa: November 1990.

Websites

“Adams Wagon Company”, Brantford Public Library website. http://brantford.library.on.ca/localhistory/carriage.php “Brantford Cordage Company”, Brantford Public Library website. http://brantford.library.on.ca/localhistory/cordage.php“Cockshutt Plow Company”, Brantford Public Library website. http://brantford.library.on.ca/localhistory/cockshuttplow.phpCockshutt Plow Co., Historic Places.ca website http://www.historicplaces.ca/en/rep-reg/place-lieu.aspx?id=15694&pid=0# “Massey-Harris”, Brantford Public Library website. http://brantford.library.on.ca/localhistory/masseyharris.phpCanadian Industrial Heritage Centre. http://www.canadianindustrialheritage.org/about.htmlHistorical Plaques of Brant County - *no plaques commemorating industrial sites http://www.waynecook.com/abrant.html

http://brantford.library.on.ca/localhistory/carriage.php

http://brantford.library.on.ca/localhistory/carriage.php

http://brantford.library.on.ca/localhistory/cordage.php

http://brantford.library.on.ca/localhistory/cockshuttplow.php

http://brantford.library.on.ca/localhistory/cockshuttplow.php

http://www.historicplaces.ca/en/rep-reg/place-lieu.aspx?id=15694&pid=0

http://www.historicplaces.ca/en/rep-reg/place-lieu.aspx?id=15694&pid=0

http://brantford.library.on.ca/localhistory/masseyharris.php

http://brantford.library.on.ca/localhistory/masseyharris.php

http://www.canadianindustrialheritage.org/about.html

http://www.canadianindustrialheritage.org/about.html

http://www.waynecook.com/abrant.html

21


4.0 Building Assessments

4.1 Building 1A and 1B former Massey Harris Machine Shop. 347 Greenwich St.

4.2 Building 2 former Verity Plow Office and Warehouse. 347 Greenwich St.

4.3 Building 3A former Verity Plow Co. Paint Shop Manufacturing Shops. 347 Greenwich St.

4.4 Mohawk Building 1 Cockshutt Plow Co. Time Keeping Office 66 Mohawk St.

4.5 Mohawk Building 2 Cockshutt Plow Co. Office and Warehouse. 66 Mohawk St.

Fig 4.1 Map depicting the location of Mohawk Street, Greenwich Street and Mohawk Canal. The area bordered in blue contains buildings with the Greenwich Street address and the area bordered in red contains buildings with a Mohawk Address.

1A1B

2 3A

12

4.1 Greenwich Building 1A & 1B: Massey Harris Machine Shop

Benchmark data

Municipality Brantford, ON

Occupied No

Designation under the Ontario Heritage Act

No

Listed by the municipality No

Previous Report(s) Report/ Consultant/ Date

1. Manufacturing Locations In Canada. Parks Canada, 1990.

2. Three Manufacturing Complexes in Ontario. Parks Canada, 1996.

3. Structural Condition Report Bldgs. 1B, 2, 3A Greenwich & Bldgs 1 & 2 Mohawk. Group 8, 2008.

4. Peer Review of Building Condition and Stabilization Reports. Halsall, 2009.

Cultural Resource Materials Date of Construction

Industrial Shop (Heavy and light machining facility)

Four storey concrete frame with infil glazing and brick panels. One storey extension with light steel roof and clerestory glazing.

1920’s with minor alternations subsequently.

Fig 4.1.1 Building Exterior - Looking east with Building 1B in the background and single storey in the foreground.

23


22


Fig 4.1.2 Satellite image of Greenwich Building 1A and 1B, Brantford Source: Google

ARCHITECTURAL SIGNIFICANCE OF GREENWICH BUILDING 1A & 1B - Machine Shop

This concrete framed brick and industrial sash infil building was erected in the 1920’s. It contained heavy machinery for milling castings from the foundry.

Exterior

Building 1A is a single storey extension of the ground floor machine shop with a light steel frame roof and industrial steel sash on a clerestory on a concrete block wall. This extension defines the west most corner of the site. Building 1B is a concrete framed four storey industrial building of post-WWI vintage. The concrete frame is expressed at floors, beams, and columns with short brick infil walls topped with single pane industrial sash glazing. Its proportions are noble and sturdy.

Interior

The principle entrance space is in the middle bays on the east elevation. Stairs to the north-east give access to all floors as does the freight elevator in the south east corner of the building. The dominance of the concrete floor and ceiling planes is punctuated by the regular rhythm of large concrete columns with flared “mushroom capitals” supporting concrete drop panels.

Fig 4.1.3 Building 1A, East Elevation

north

V

CONDITION This building generally in fair to poor condition.

Exterior

Foundation: Unknown

•Noreviewpossible

Walls: Poor

•Brickinfilpanelsarespallingthroughoutandpointingisfailing. Concrete frame is deteriorating, exposing reinforcing.

Windows: Poor

•Steelsashframesarebowingorbroken;majorityofglassismissing.

Roof: Poor

• Pooling of water at interior bay near columns. Suggests roof failure in Building 1B

•RoofinBuilding1Ahasmanyopeningsinit.

Eaves, Soffits, and Cornice: N/A

Water Diversion: Poor

•Watersitsonfloorsinpools

•Onseveralfloorsmoldandplantshavetakenholdandthereare small stagnant ponds.

Fig 4.1.4 Building 1B interior at the ground floor

Proportions are noble and the regularity and openness of the plan is enhanced by daylight on all four sides of the building. There is a staircase from the ground to the second floor at the west end of the building.

BUILDING AND CONTEXT

These buildings represent the ongoing expansion of the plant’s capacities and functions. Heavy machinery located in the facility corresponded to the increased uses of molding, tapping and drilling of site cast parts required by new developments in the fabrication process which were driven by technical advances after the First World War. The building defined the north west corner of the site and established a new “modern” face for the plant turned towards the city. It reinforced alignments of buildings on the site by extending the Greenwich facade established by Building 2 at the turn of the century.

Fig 4.1.5 Building 1B Interior at the fourth floor, ponding water and plant growth

25


24


Interior

Structural -Ground Floor: Poor

•Concreteframeisspallingorcrackedwithcorrodingreinforcing.

•Columnsarespallingandinsomecasescorroding.

Structural - Second Floor: Poor

•SeeGroundFloor

Structural - Third and Fourth Floors: Poor

•SeeGroundFloor

Pipe Galleries / Crawl Spaces: N/A

Staircase assembly: Good

•Steelpan&concretestairwayisstable.

Floor Finishes: Poor

•Atoppingappearstohavebeenappliedtotheconcretefloors.

•Inseverallocationsthetoppingandprimaryconcretefloorslabs are spalling with aggregate easily disturbed.

Walls: Poor

•Brickpanelsappearstable,butspallingbrickfacesandfailed mortar joints indicate distress.

Ceilings: Fair

•Undersideofconcreteslabsareinfaircondition.Reinforcingis present.

DOORS and Casings: Poor

•Doorsareperiodhollowmetal,includingslidingfiredoorswhich are deteriorated and hardware is binding.

SUMMARY

Buildings 1A and 1B represent an important marker for the Massey Harris site at its north west corner as they address the city. Their volume reinforces the strong orientation of the original industrial buildings, whose form was predicated by the industrial processes at the site.

The structural conditions of the buildings are challenging and the heritage significance of its building elements are not so compelling to offset those challenges. The sheer presence of its volume at this particular position on the site is noteworthy and will be important as an urban gesture for any future adaptive reuse development proposal.

Fig 4.1.6 Building 1A in the foreground and Building 1B further to the east, marking the north west corner of the site.

4.2 Greenwich Building 2: W.H. Verity & Sons Co. and Massey-Harris Co.

Benchmark data


Occupied No


No

Listed by the municipality

No




3. Structural Condition Report Bldgs. 1B, 2, 3A Greenwich & Bldgs 1 &2 Mohawk. Group 8, 2008.



Industrial Warehouse, Offices and Production Building (Paint Line)

3 storey brick, rubble stone foundation and solid brick masonry walls; heavy timber mill framing and single hung wood windows.

Late 1890s, alterations late 19th through early 20th centuries (between 1897 and 1904).

Fig 4.2.1 Building Exterior - South Elevation looking east. Original office in foreground in the first three bays.

27


26


Fig 4.2.2 Satellite image of Greenwich Building 2, Brantford (Google Earth)

ARCHITECTURAL SIGNIFICANCE OF GREENWICH BUILDING 2: Verity Plow Co. Office & Warehouse

This building is one of the original structures built by W.H. Verity & Sons Co. It is a very fine example of19th century industrial mill architecture, purpose built with capacity and structural robustness that supported the evolving needs and processes of a vital industrial complex. Its restrained detailing exemplifies the nobility vested in these structures that contained the rigors of industrial production.

Exterior This three storey industrial mill building is constructed of solid three wythe brick masonry modulated by five wythe thickbrick piers defining bays of paired single hung windows with flat arched openings. Brick is typically common bond except at the piers. Masonry joints are fine and there is evidence of a convex beaded joint on the office portion at the west end.

The foundation is random stone; probably limestone, to about 30” above grade. The parapets are handsomely terminated by a corbelled dentil course, three corbells deep spanning between piers and topped with a clay tile cap. The windows are a mixture of original wood single

north

VFig 4.2.3 Building 2 exterior west elevation. Note the metal cornice at the parapet.

hung, new wood casements and other less sympathetic replacements. The Office received modest yet significant detail enhancement, including the pressed metal cornice on the north and west elevations and the monumental arch facing Greenwich (Canal) Street. The building straddles a four to five foot grade change from street to the functioning grade of the factory precinct.

One process related bridge straddles the open space between this building and Building 3A to the south, at the second floor. This light steel and wood frame structure contains remnants of the parts conveying system. The open circulation space between these two buildings forms a well proportioned “court”, offering a very dramatic perspectival view in the east, west directions. The east-most end (approx. 11 bays) was destroyed by fire and both timber and masonry walls have collapsed.

Interior

Due to the partial collapse of portions of the structure at various locations throughout the building, review of the interiors was limited. The principal public entrance was from the north elevation at the west end of the building. There are several functional entry points along the south elevation, including a raised loading dock at the end.

The interior is divided at intervals into several compartments by the heavy 4 wythe thick masonry walls dictated by best practices and codes for fire safety. The space is modulated by a four bay spatial grid established by heavy Douglas fir timber columns with directional capitals supporting north-south beams which in turn support large purlins running perpendicular to the beams. These support the slatted wood flooring. Typical bay dimensions are 14’0” x 13’10”. Framing has been painted in several sections.

The interior of the masonry walls are typically painted. Sections of the building have had the timber structure sandblasted to great effect.

There are very few stairs within the floor space and single freight elevator is located in the notional middle of the building in the east-west elevation of the building.

Fig 4.2.5 North Elevation - Original Entry of Greenwich (Canal) Street to the Verity Plow Co. Office

Fig 4.2.4 Building 2. Fire Damage at the eastern bays.

29


28


There are many recent partitions that divide the spaces into configurations whose functions are unknown. In the 1990’s the Office building was converted into several small apartment units in the second and third floors. These have been abandoned. The building has suffered two fires within the last decade. The first destroyed the eastern third of the building and charred the next eight bays to the west. In 2002 a fire in the newly completed apartment units affected all three floors of the building.

POSITION IN SITE EVOLUTION

This building and the Office building in particular, were part of the initial construction of the W.H. Verity & Sons plant, preceded only by the mold and copula buildings to the south west.

The building defined the northern edge of the site and was it’s principal address towards the city and expanding residential area perched on the hill across the Old Canal to the north. It also established the principal alignment that would govern orientation of all subsequent construction and flow of production on the site.

While the office function remained until plant closure in 1988, the warehouse to the east was adapted to house part of the paint storage and painting assembly lines that ran through the site in the north-south direction via an elaborate system of conveyor lines using covered bridges between buildings.


Spatial Relationships and Building Address

The building serves to establish the order for all subsequent buildings on the site. It forcefully established a dramatic space and view corridor between it, Greenwich Street, the Canal and hill to the north.

Similarly, it establishes a beautifully proportioned open space with Building 3A to the south. The height of the space relative to its width is comfortable and well scaled. During the September afternoon of the site visit the sun fell generously along the south wall of the building throughout the day.

There are opportunities for multiple addresses from this building to the street and the space to the south which can animate both

Fig 4.2.6 West elevation of office building, condition of pointing appears stable.

spaces by potential cross circulation along its entire length.

Views

Views to the north will be very desirable and will include the residential area across the old canal to the north. To the south the view will be to the space defined by the north wall of Building 3A. The dramatic perspective vistas to the east and west present tremendous opportunities for future deployment of building on a redeveloped site.

CONDITION

This building generally in fair condition, although there are specific areas of concern.

Exterior

Foundation: Fair to Good

•Ingeneralthestoneworkappearstobestable;therearemany gaps in pointing with isolated areas of missing stones

•Facesofstoneareweathered.

Walls: Good

•Masonryappearstobegenerallystableandlargelyintact.

•Deteriorationatparapetlevelsandtopsofpiersisnoticeablethroughout.•Evidenceofsomeerosionatthetop3’0”ofwall•Windowsillshavebeenreplacedwithprecastunits.

Windows: Poor

•Originalwoodwindowsremainalongthenorthelevationandparts of the west.

•Alongthesouthelevation,windowshavebeenreplacedwithcontemporary wood styles in some locations, notably at the west end.•Glazingismissinginalmostallcases.Hoardingofwindowsinconsistent.

Roof: Poor (viewed from grade)

• Integrity of roof plane has been compromised at west and east ends.

Cornice: Good

•Themetalcorniceatthenorthandeastelevationsandtheoffice appears to be complete and in good condition but for slight corrosion.

Fig 4.2.7 West elevation of office - evidence of beaded joint eroded over time

Fig 4.2.8 Building foundation, south wall- random cornered limestone masonry indicating typical conditioning joints and stone.

31


30



•Continuityofinteriordrainagesystemhasbeendisturbedand cannot be deemed to function.

Interior

Structural: Ground Floor: Fair

•Concretefloorisunevenandcoveredintoomuchdebristorender an opinion.

•Structureattheeasternendrangesfromstabletoquestionable due to water leakage from roofs.

•Atthewestendthestructureisquestionableduetothefire.

Structural: Second Floor: Fair

•Fineexamplesoftimberstructureinseveralbays.

•Ingeneral,thesameconditionsasthegroundfloor.

Structural: Third Floor: Fair

•Accesstothethirdfloorwasnotpossible.

Pipe Galleries / Crawl Spaces: N/A

Staircase assembly: Poor

•Inconsistentenclosingpartitionsandtreadlengthsofstairs.

Floor Finishes: Poor

•Inconsistentmaterial.SuspectVATthroughout.

Walls: Good

•Interiorfacesofmasonrywallsappeartobestablewithsome signs of distress such as cracking around openings. Bearing points of structure are generally sound.

Ceilings: Poor

•Undersideofwoodceilingsvarywiththestructure.

•Inselectedareastherearerelativelycontemporarysuspended ceilings that are in poor condition.

DOORS and Casings: Poor

•Manydoorsaremissing

•Slidingfiredoorsstillfunctioning.

Fig 4.2.9 South elevation - Condition of weathered brick at the tops of piers

Fig 4.2.10 Interior, fire damage at ground floor of Office Building

Fig 4.2.11 Building Interior - Typical heavy timber structural frame.

SUMMARY

The importance of this building is derived from its position as the first major building on the site, its role as a defining address for the site to the city, and its alignment, which governed all construction that followed. It is a fine example of industrial mill construction, well proportioned with tactically deployed architectural decorative elements and robust, workmanlike masonry.

Building condition

Parts of the masonry and heavy timber construction have been destroyed by fire and compromised significantly by poorly stabilized roofs and windows. These areas will be problematic to save. There are significant amounts of original heavy timber that are not suitable for harvesting for re-use in this site or building. Some structures must be demolished due to poor conditions, partial collapse, failure, and saturation. For the most part the exterior masonry walls have performed as is expected of mill construction. They remain very stable in spite of partial or complete collapse of the structure in isolated sections.

33


32


4.3 Greenwich Building 3A: W.H. Verity & Sons Co. Paint Shop

Benchmark data


Occupied No


No


No







Industrial Warehouse 3 storey brick, brick foundation and single hung wood windows, heavy timber mill framing and solid brick walls. I storey brick building with light steel framed roof with steel framed sash windows

Late 1890s (after 1897 before 1910), alterations late 19th through early 20th centuries

Fig 4.3.1 Building Exterior looking east

35


34


Fig 4.3.2 Satellite image of Greenwich Building 3A, Brantford Source: Google

ARCHITECTURAL SIGNIFICANCE OF GREENWICH BUILDING 3A: Verity Plow Paint Shop

One of the earliest expansions on the site, this building extended the original alignments and processes initiated by Building 2. It is another fine example of industrial mill construction with details similar to Building 2. It accommodated the evolving painting process for an expanding and changing range of products fabricated by the Verity and Massey Harris companies. In the single storey wing to the east there are isolated remnants of industrial process machinery, enclosures and conveying systems for painting operations.

Exterior

Similar to Building 2, it is a three storey mill building constructed with three wythe solid brick walls, modulated by five wythe thick brick piers defining bays of paired flat arched window openings. Brick appears to be stained or with a soluble flash on its burned face. Brick is laid in a common bond typically except at the piers and around window openings. Foundations appear to be brick. Parapets are detailed with the three deep corbelled dentils similar to the treatment of Building 2, as are the parapet caps. Windows are mixed, however a significant amount

Fig 4.3.3 Building exterior north elevation looking east.

North

V

of original ones remain. The south side of the building wall is altered to enclose many of the existing windows on the ground floor when the single story covered way was built between it and Building 3B.

As noted with Building 2, the single process related bridge is the only remaining one in place and it enhances the quality of the dramatic and well proportioned space between these two buildings.

The two east-most bays of the building have been rebuilt and there are signs of buckling masonry at the third floor. The single story section to the east was altered from the blacksmith’s shop to the paint shop, requiring a new roof system and internal structural frame for supporting heavy process machinery and conveying equipment.

Interior

Although areas of collapse were more spectacular in this building, access could be gained to each floor from the only stairway serving the building at its mid point.

Entrances to the building occur throughout along its length. Access to the covered way to the south occurs along most of its length. The interior is divided into several compartments by heavy four wythe masonry walls at intervals determined by best practice and fire safety codes. Space is divided into three bays established by a heavy timber framing system similar to that found in Building 2. On the ground floor the heavy timber columns are resting on cast tapered steel pedestals keeping wood above the concrete floor by at least one foot. There is a crawl space/pipe gallery under the ground floor slab approximately 3’0” deep.

Fig 4.3.4 Building Exterior west elevation

Fig 4.3.5 The space to the south of Building 3A is enclosed with an independently supported roof. Building 3B forms the south edge of this space.

37


36



Originally built as the machine and blacksmithing shop this building was the first major expansion of production capacity on the site, supporting the original cupula and moulding shops to the south west. The blacksmithing shop was originally located in the single storey wing at the east end of the building. This was substantially remodelled to support significant parts of painting operations in the 20th century.

The three storey mill building originally housed grinding, machinery and polishing shops. At the very west end in the first 3 bay section, was a small paint shop,. The entire three floors were later converted to painting operations which were linked by the elaborate conveying line that reached across the site in covered bridges between buildings including the relocated foundries and machinery shops that appeared to the south in the mid-20th century.

Building 3A further established the distinct east-west orientation of production buildings that would cascade through the site for the next 60 years.



Building 3A established the rhythm of built to open space which has characterized the construction of subsequent facilities on the site. Undoubtedly a response to the needs of production, the resulting proportions of the space between itself and Building 2 are excellent, as noted elsewhere. The building’s address responds to the needs of production so there are openings and doors along its north and south elevations.

To the south of the building the original open space between it and Building 3B was covered by a self supported roof that further expanded the paint and finishing production line. This covering structure is structurally independent of the building.

Views

The upper floors of the building will offer excellent views to the south overlooking the majority of the site. On the ground floor of the south elevation, the installation of the covered way coincided with the enclosing of many original windows. These could be reinstated quite easily.

Fig 4.3.6 Building exterior, north elevation - Junction at single storey wing and rebuilt at the east end of the 3 storey building.

Fig 4.3.7 Building exterior - Single storey wing looking east.

From the north elevation there are consistent window opening offering view into the rectangular court formed with Building 2 and beyond to the treed residential area perched on the overlooking hill across the canal. These windows were originally intended to flood the floors with the north light so valued by production factories.

CONDITION

This building generally in fair condition due to extensive collapse of roof and floor structures. However, the masonry walls appear to be generally stable and intact.

Exterior

Foundation:

•Notvisible

•Inseverallocationsbrickisabovegradeandaround2’0”to3’0” up the wall and is eroded with open joints and moss and lichen growth.

Walls: Good to Fair in isolated occasions

•Wallsappeartobegenerallystablewithpointinglargelyintact.

Fig 4.3.8 South elevation at west end.

Fig 4.3.9 Building exterior - North Elevation, Typical condition at ground floor.

•Crackingcanbeseenaroundsomeopeningsinpredictablelocations.•Atthejunctionoftheonestoreywingtotheeast,significantrebuilding of the walls at the east-most bays from the ground floor to the third has been performed. There is evidence of bowing masonry (towards the interior) in the second bay to the west at the 3rd floor. •Therearemanynewopeningsforvents,louvresandotherprocess driven penetrations that show local deterioration of masonry.•Atthesinglestoreywingtheexteriorwallhasbeenrebuilt,introducing a concrete beam and masonry pier arrangement that supports an interior steel structure for suspension of equipment and conveyor lines.•Thebrickappearstobeingoodshapebutdeterioratessignificantly to the east where the last two bays on the 1 storey wing display tremendous spalling, shifting and disintegration of brick masonry.

39


38


Fig 4.3.10 Interior ground floor - typical heavy timber framing

Fig 4.3.11 Interior Ground Floor - Collapse of floors above, including roof level at west end of the 3 storey building.

Windows: Poor

•Manyoriginalwoodsinglehungwindowsremaininboththethree and single storey parts of the building. Often they have been modified to accommodate vents and other process related penetrations. •Someglazingremains,mostlylocatedatthethirdfloor.Forthe most part windows have no glass.

Roof: Poor

• The roofs were not reviewed due to safety concerns.

•Theroofhaspartlycollapsedinvariousbaysofthewesternportion of the three storey wing.

•Theentireroofsystemisnonfunctioning.Waterentryintothe buildings is a chronic problem throughout both parts of the building.



Interior

Structural: Ground Floor: Fair to Poor

•Concretefloorsappeartobestablebuthaveaccumulationsof debris from industrial processes and from the exterior. Floor levels are not continuous with local changes to accommodate mounting of equipment and other miscellaneous level changes. This is most noticeable in the one storey wing.

•Portionsoftheheavytimberstructurehavecollapsedandare in the process of collapsing in the western portion of the three story building. Over 50% of remaining structure is wet to saturated.

•Lightsteelroofframingintheonestoreywingisstablebut there are concerns about bearing points and extent of corrosion of the light open web joists. The heavy process oriented steel structures appear to be stable.

•Thebearingconditionsatthejunctionofmasonrywallsandtimber beams in the three storey wing appear to be generally stable and intact where reviewed.

Fig 4.3.13 Interior, Third floor west. Partial collapse of floor structures.

Fig 4.3.12 Interior, Third floor. Partial collapsing of floor structures.

Structural: Second Floor: Fair to Poor

•Ingeneralthesameconditionsasthegroundfloor.

•Timberfloorstructuresandcolumnsareunstableandsoftdue to saturation from water entry. They remain intact and structural elements are in good shape, but as a system are unstable.

Structural: Third Floor: Fair to Poor

•Thisfloorstructurehastakenthebruntofsaturationdueto the failure of the roof. Floor structures are collapsing throughout, especially in the centre of the building.

•Individualmembersofthestructureareingoodshapebutasa whole, the system appears to be unstable.

Pipe Galleries / Crawl Spaces

•Intheeastmostbaysofthethreestoreywingthereareaccess points to an underfloor pipe gallery and crawl space. The extent of this system could not be determined.

Staircase assembly: Good

•Onlyonestaircouldbefoundatthemidpointofthethreestorey structure projecting from the south elevation.

•Woodstringersandopentreadsappearstablebutcertainlynot compliant with current codes.

Floor Finishes

•Woodstripflooringissaturatedandbucklingthroughout.

Walls: Good

•Interiorfacesofmasonrywallsappeartobegenerallystablewith some signs of distress such as cracking at openings.

•Bearingpointsfortimberstructureappeartobestable.

Ceilings: Poor

•Undersideofexposedwoodceilingsvarieswithconditionsofstructure. Generally painted and the coating is peeling.

41


40


SUMMARY

Building 3A represents the first large scale industrial expansion on the site originally containing the majority of processes required to fabricate farm implements. Its robust structure and practical design accomodated the requirements of the changing manufacturing methods throughout the 20th century. Although the one storey wing underwent significant remodelling to respond to process changes (heavy steel structure for overhead conveyors), the three storey wing absorbed these changes with very few alterations.

The well proportioned circulation “court” created between it and Building 2 reflects the rhythm of open to built space that recalls the pattern of all future construction on the site.

Building condition

Parts of the masonry and heavy timber construction have been destroyed by fire and compromised significantly by poorly stabilized roofs and windows. These areas will be problematic to save.

There are significant amounts of original heavy timber that are not suitable for harvesting for re-use in this site or building. Some structures must be demolished due to poor conditions, partial collapse and failure, and saturation.

For the most part, the exterior masonry walls have performed as would be expected of mill construction. They remain very stable in spite of partial or complete collapse of the structure within the masonry walls.

4.4 Mohawk Building 1: Cockshutt Plow Co. Time Keeping Office

Benchmark data


Occupied No


Yes


No




3. Structural Stabilization Report 66 Mohawk St. Group 8, 2005.




Industrial Office Single storey brick and stone building with gabled roof and small wood framed extension to the south.

1903 with brick facade added in 1912.

Fig 4.4.1 Building Exterior - West Elevation from Mohawk Street

43


42


Fig 4.4.2 Satellite image of Mohawk Building, Brantford Source: Google

ARCHITECTURAL SIGNIFICANCE OF MOHAWK BUILDING 1: Time Keeping Office

This building was designated by the City of Brantford in 2002 owing chiefly to its association with the office building of the Cockshutt Plow Co, owned by a very prominent and influential family in the community who started there early in the 19th century.

Exterior The building is small in stature and is a counter point in scale to the three storey office building to the north, which it abuts. It has a single storey, three bay brick and stone elevation complete with a raised stepped parapet that conceals the gable roof beyond. To the south is a small wood clapboard framed addition.

The red brick wall of the west elevation is modulated by three arches resting on brick, piers, all in relief from the main building wall. The stone work is fine, including a continuous belt course running across the elevation just below the spring of the arches. It also features a delicate stone wash course that follows the tops of the arches. There is a stone semi circular panel above the

Fig 4.4.3 Building Exterior - West Elevation from Mohawk Street.

north

V beltcourse, with ‘Time Office’ inscribed in it in the centre bay.

The windows are paired single hung type and are found in each bay The northern most has a door that has been incorporated into it, and the central windows have transoms extending to the underside of the belt course. Window openings have stone sills and lintels.

Interior The interior is largely derelict with little evidence of the original function as the Timekeeping Office, such as counters or wickets. Broken windows with missing glass are simply boarded up with plywood and there is no ventilation to the spaces. The office is divided into three compartments by masonry walls running east-west, north and south of the ridge of the roof. The wall to the south has a large arched opening at its east end against the exterior wall. It has plaster and vertical tongue and groove wood wainscotting finishes. Ceilings appear to be plaster. The central bay has a flat ceiling whereas in the north and south most bays the plaster is secured to the bottom of the rafters.


The Time Keeping buildings was part of the original construction on the new site for the Cockshutt Plow Co. in 1903. It formally addresses Mohawk Street and the residential area across the street. To the immediate south was the principal entry gates to the factory.


The Time Keeping building relates well in scale to the residential area to the west. However its placement abutting the three storey office and warehouse to the north is incongruous in its current state. If it is seen as part of the main entry arrangement, its scale assumes that of a gate or guard house and its relationship to the office is mitigated somewhat. The rest of the plant was located to the south of the building and nothing but the outlines of the former slabs on grade and foundations are visible today.

Views

Views are primarily directed to Mohawk Street and the empty expanse of the site to the east.

Fig 4.4.4 East Elevation.

Fig 4.4.5 West Elevation - Rebuilt parapet and caps.

45


44


CONDITION

This building generally in fair condition, although there are specific areas of concern.

Exterior

Walls: Fair to Good

•Thewestelevationappearstobeingenerallygoodconditionwith the exception of the stepped parapet, which has clearly been rebuilt above the arches and is missing brick and stone at the top courses.

•Thesemicircularlimestonelintelhasbeendamagedtoallowwires to pass from the interior.

•Brickappearsstablewithsomeerosionofthefaceatpiersbelow window sills and failure at mortar joints in some areas.

•Stoneworkappearstobeinstableconditionandstonefaces seem to be largely intact.

•Theeastelevationshowssignsoflooserepointedbrickatthe corbelled parapet. Flat arches at the masonry openings appear to be stable.

Windows: Poor

•Onlywoodwindowframesremainthroughoutwithportionsof single hung assemblies found randomly throughout. The quality of this material is questionable given its exposure to moisture and water ingress.

Roof: Unknown, Not Reviewed

Eaves, Soffits, and Cornice: Unknown

•Theconditionofthesoffitsandeavescouldnotbeascertained.


•Theredonotappeartoberainwaterleadersfromtheroof.

Interior

Structural: Fair

•Themasonrywallsappeartobeinreasonablygoodcondition as do the exterior walls, showing little sign of distress.

Fig 4.4.6 West Elevation from north

Floor Finishes: Unknown

•Coveredindebris,itisimpossibletogiveanopinionoftheelements.

Walls: Fair to Poor

•Theplasterandwoodwallfinishesaredeterioratingduetoever present moisture.

Ceilings: Fair to Poor

•Althoughitappearstobearoughfinished(possiblycement)plaster and largely original.

Window Casings: Fair to Poor

•Severalcasingsareintactbuttheirconditionissuspectdueto ever present moisture.

DOORS and Casings: GOOD

•Severalcasingsareintactbuttheirconditionissuspectdueto ever present moisture.

Fig 4.4.6 North compartment looking west

Fig 4.4.7 North compartment interior looking north.

SUMMARY

The importance of this building stems from its association with the Cockshutt family, their successful farm implement business and factory, and the idiosyncratic architectural detailing. Its anomalous relationship to the 3 storey office building is striking in the absence of the rest of the plant.

Building Condition

The building is stable but its exterior wall will require restoration to address poorly matched masonry at rebuilt areas and typical deterioration. The interior finishes have been compromised and their condition yet to be determined. Their quality, although noteworthy, is not so particular as to qualify as an essential characteristic worthy of designation.

Fig 4.4.8 Interior - Centre compartment looking south, arched opening at east end

Fig 4.4.9 Centre compartment wainscotting and plaster

47


46


4.5 Mohawk Building 2: Cockshutt Plow Co. Office and Warehouse

Benchmark data


Occupied No


Yes


No




3. Structural Stabilization Report 66 Mohawk St. Group 8, 2005.




Industrial Office and Warehouse

3 storey brick, dimensional stone foundation and wood framing

1903

Fig 4.5.1 Building Exterior - West elevation facing Mohawk Street

49


48


Fig 4.5.2 Satellite image of Mohawk Building 2, Brantford Source: Google

ARCHITECTURAL SIGNIFICANCE OF MOHAWK BUILDING 2: Cockshutt Plow Office and Warehouse

This building was designated by the city of Brantford in 2002 owing to its association with the legacy of the Cockshutt family in Brantford’s civic history and their successful farm implement business, the Cockshutt Plow Co.

Exterior

The three storey red brick and stone office building and the red brick warehouse building which runs eastward into the site are under review. The Office is differentiated from the warehouse by the quality of the pressed brick construction, the fine jointing, stone foundations, sills, entry detailing, lintels, and beltcourses. It is also distinguished by

north

V

Fig 4.5.3 West elevation at Office, entry vestibule.

a striking corbelled and dentilled brick parapet that extends from the outside bays of the west elevation, and around the north and south elevations for three structural bays. The roof parapet extends above the warehouse parapet by approximately 3’0”.

The west elevation is divided into three bays, the central one projected beyond the remainder within which projects further, the pedimented vestibule. The corners are defined by paired brick piers that return on either side.

The vestibule is very fine with terraced stone stairs flanked by stone plinths upon which sit brick piers with stone capitals. These support a continuous architrave upon which sits the brick parapet and pedimented front. The plinths have ‘1877’ and ‘1903’ inscribed in them. In the pediment is a stone panel inscribed with ‘Office’.

The first floor of the west elevation has a ‘rusticated’ brick banding created by a recessed course for every five. The centre bay is further subdivided into three bays, two narrow flanking ones and a larger central portion which , at the 3rd floor, is capped by three brick arches. The arches are topped with a fine stone wash course that recalls the detailing of the Time Keeping Office.

The parapet of the centre bay, unlike the flanking ones, appears to have been straight but is missing several courses and the terminating cap and is tilting towards the street.

Windows have stone sills and lintels at transom conditions and have flat brick arched openings.

The warehouse is modulated by brick piers containing pairs of wood single hung windows, except for the third floor which has only a single larger opening. Window openings have flat arches and stone or concrete sills. There is a shallow brick corbelled cornice between the piers. The walls are 3 courses thick and 4 courses at the pier locations.

The warehouse is a three storeyed structure with heavy timber framing supporting the floors. The eastern most portion of the building has been demolished and several remaining bays have heavy timber and framing in various stages of collapse. The interior structures could not be reviewed for his reason.

Interior

The interior could not be extensively reviewed due to concerns about environmental conditions but appeared to be a generally

Fig 4.5.4 Exterior west elevation inscribed stone plinths at entry door.

Fig 4.5.5 South Elevation, corbelled brick cornice at Office Building.

51


50


stable wood frame structure. The entry vestibule presented fine detailing at entry doors and side lights and porcelain mosaic tile floor with the company initials as the motif. The fine stone and brick of the vestibule piers continued to the interior. Window frames appeared intact and in a stable condition. The ground floor lobby has been renovated but enough of the contemporary dropped ceilings had been displaced to reveal fine turned wood column capitals and beam work that originally defined the space.

The rooms on the north side of the building present painted wood wainscot and window and door trim. In general, contemporary remodeling has obscured much of the original conditions. The second and third floors were not visited as was the warehouse to the east due to partial collapse of the structure.


The Office Building and warehouse were part of the first period of construction on the site. The extent of the initial build out of the plant can not be precisely determined but anecdotal evidence suggests that it was extensive. Certainly, by 1919, a majority of the plant was constructed.

The Office building’s orientation was established by alignment with the north-western railways spurs from the Hamilton-Buffalo Railway. The south eastern spurs came into the plant perpendicularly; setting up the other predominant alignment that governed the orientation of the other process buildings.



As the one of the 2 only remnants of the industrial complex, this building’s linear form is incongruous as it currently sits alone on what was a originally very efficiently and densely built site. It’s orientation has commemorative value, evoking the scale of the original complex.

The building addresses Mohawk Street and residential areas to the west. It’s short dimension along the street, lessens the impact of its size relative to the small dwellings. The nobility of its proportions and detail suggest that a more institutional or community based use be considered now that its relationship to the former plant has been altered.

Fig 4.5.6 Exterior west Elevation - Parapet at centre bay.

Fig 4.5.7 South Elevation - Junction of Office and Warehouse

Fig 4.5.8 Interior of entry vestibule - Brick piers and wood windows.

CONDITION The building appears to be in fair to good condition. Vegetation has been allowed to grow unchecked against the base of the wall, obscuring a view of the foundations.

Exterior

Foundation: Fair to Good

•Thewarehousefoundationswerenotvisibleatthetimeofreview.

•Thestonebaseoftheofficebuildingappearstobeingoodcondition, stable with some erosion of stone faces and open mortar joints.

Walls: Good

•TheOfficeBuildinghasverygoodbrickmasonryworkwithtight joints (1/4’ or less) and crisp pressed brick.

•Pointingofthesejointsappearstobeconsistentwithsomeerosion in typical locations, corners, under sills and at parapets.

•Pedimentedparapetattheentryvestibuleisinpoorshapeimmediately below the cap.

•Theroofparapetatthecentrebayofthewestelevationispeeling towards the west and will require rebuilding.

•Stoneworkatentryvestibuleappearstobeingoodcondition with some local spalling of lintels at corners.

•Thewarehousebrickmasonryislessfineindetailanditscondition is fair.

•Spallingofbrickatsomepiersbelowwindowsillsandatthe jambs of some windows at the third floor is particularly consistent.

Windows: Fair

•TheOfficeBuildingwoodwindowsintheentryvestibuleappeared to be intact and in good condition.

•Woodsinglehungwindowsashwerereviewedfromthewest elevation at grade and appear intact with missing divided lights. Condition could not be determined.

•Woodsinglehungwindowsashatthewarehouseappearedto be intact with missing divided lights.

•Glazingismissingthroughout.

Roof: Fair to Poor

• Condition of Office Building could not be assessed, although infiltration of water seemed to be limited on the ground floor, suggesting some degree to integrity.

Fig 4.5.9 Interior looking east into the warehouse and collapsed structure.

53


52


•RoofofWarehousehasbeencompromisedinseverallocations with partial collapse of roof and floor structure.


Water Diversion: POOR

•Roofdrainagesystemiscontainedwithinthebuildinginterior and could not be assessed.

•Thesysteminthewarehousebuildingisundoubtedlycompromised.

Interior

Structural: Ground Floor: Fair

•OfficeBuildingstructureappearstobestablewithnosignsof partial collapse or significant stress to other building elements.

•Warehousewasnotreviewedduetoindeterminateconditions of structure.

Structural: Second and Third Floors: N/A

•Notreviewedduetostructuralconcerns.

Floor Finishes

•FloorsongroundfloorofOfficeBuildingwereobscuredbydebris.

Walls: Fair

•PlasterwallsintheOfficeBuildinghadverticalwoodwainscotting visible in several rooms. This is intact and appears to be in fair and stable condition.

•Inthelobby,originalfinisheshavebeenobscuredbyrecentrenovations, including free standing wood millwork panelling.

•Warehousewasnotreviewed

Ceilings: Fair

•TheoriginalplasterceilingintheOfficeBuildinghasbeenobscured by contemporary dropped ceilings throughout.

•Inthelobbywherepartofthedroppedceilingshavebeenremoved, a turned wood column (painted) has been exposed to view along with a finely detailed plaster dropped beam and coffered ceiling details.

Fig 4.5.10 Interior - Ground floor meeting room with window casing and wainscotting.

Fig 4.5.10 Interior looking east into the warehouse and collapsed structure.

Fig 4.5.11 Interior - Ceiling at lobby showing decorative wood column.

SUMMARY

The Cockshutt Plow Co. Office Building is a well detailed masonry building that projects a robust dignity. The sturdy proportions and fine brick and stone work convey a sense of precision and of well executed workmanship. Some stone detailing such as the arched sash course is very fine. The vaguely institutional qualities of the building, its scale and address onto Mohawk St. suggest that any new use should involve a community related occupancy in support of the residential neighborhood to the west.

The Warehouse Building extending eastward into the site is robust, however its construction and detailing are very utilitarian and not particularly noteworthy. It is neither evocative of the former plant nor complimentary to the structure of the Office.

Building Condition

The Office Building appears to be generally intact and structurally stable. This designated building will need some additional work to ensure that it is stabilized and to partially dismantle the parapet at the centre bay to ensure that it does not collapse any further.

The warehouse building has been partially demolished at the east end and has several locations where roof and floor structures have been partially collapsed. Its condition is similar to that of Buildings 2 and 3A at the Greenwich Site. It appears that the exterior masonry walls have deteriorated at a quicker rate than those buildings. Although of similar proportioned to Building to 2 and 3A and therefore capable of supporting similar adaptive reuse strategies, the overall poor condition of all structural elements must be acknowledged as a significant challenge.

55


54


5.0 Current Conditions – Structural Challenges

5.1 Current State of Structural Deterioration

The partial failure of the roofs and the ensuing deterioration of the structural framing systems are the common themes for four of the five buildings on these two sites.

In spite of the partial and in some cases catastrophic failure of columns, floors and roofs, the solid masonry mill construction of the exterior walls of the Greenwich 2 and 3A and Mohawk 2 buildings appear to have retained their integrity for the most part. The heavy timber framing has been compromised and become a limiting factor for the consultant team in reviewing the interiors of these buildings.

At Greenwich Buildings 1A and 1B, and in particular at Building 1B, the integral reinforced concrete frame, floor and roof system is more sensitive to the deterioration of any one of its constituent elements. The fact that structural deterioration is found systematically in each of these elements throughout impacts the building’s viability.

Mohawk Buildings 1 and 2 are simple framed structures that any deterioration that may be uncovered should be modest and that any remedial work should be manageable and not require demolition.

The deterioration of these buildings has been well documented. Starting in 2005 and concluding as recently as 2009, the City commissioned studies to determine the scope of work required to stabilize and ‘mothball’ the builidngs for several years while a consensus was developed for an adaptive reuse strategy for the sites. Unfortunately, the recommendations for temporary works to prevent further entry of water and snow, shoring of valuable heavy timber construction, and even limited partial demolition intended to arrest the inevitable decline of these assets, was not carried out. The priority has been in securing the perimeter of the site from unwanted entry for public safety and liability reasons, which is understandable.

As a result, any adaptive reuse strategy for these buildings must bear a work and cost ‘premium’ related to stabilization measures in the short term, and for any unconventional methods that will be required to perform work safely during demolition and salvage operations within the buildings to prepare them for reuse. This will include a logical abatement and remediation strategy for any designated substances within these buildings.

These costs have been presented in several reports, most recently by Halsall Associates Ltd. in 2009. They provided a scope of work to stabilize the buildings’ envelopes for future re-use over a period of 3 to 4 years. This included limited roofing stabilization and repairs, hoarding of openings and shoring of portions of the buildings. The value of the five buildings as a heritage resource for the City was re-affirmed in their peer review report.

57


56


5.2 Viability and Heritage Conservation Requirements

The consultant team has been acutely aware of the scale of the undertaking required in demolishing, decommissioning and remediating these sites in preparation for future development in the City of Brantford. These sites represent tremendous potential for growth within the City limits that hold development capacity that could be sustained for over a decade at least. The designated substance and site remediation represent significant costs on their own.

The team has worked to reconcile the challenges of preserving these last vestiges of the massive industrial presence on the properties, or portions of them, with the cost and work premium involved. We have adopted the following methodology in determining the most logical approach to the conservation of these buildings:

•Identify areas of complete collapse due to fires •Identify the areas where current instability and partial collapse through exposure have

compromised at least 2 or more elements of the structural system•Identify elements that are stable •Develop stabilization methods for buildings/elements to remain•Develop methods that permit the buildings that are to remain to have designated

substance remediation performed in a rational and safe manner•Identify demolition scope of work to achieve stable building/ elements that will remain •This will yield a set of recommendations that will govern the logical scope of

preservation of viable structures and elements and the demolition of elements that have been irreparably lost due to prevailing conditions.

1 See for instance, the Ottawa River Living Legacy Project: http://ottawariver.org/pdf/28-ch4-8.pdf

6.0 Recommendations6.1 Buildings to be Retained

The historic importance of the Greenwich Mohawk Brownfield site is beyond dispute. The City of Brantford has recognized the significance through designation of the remaining buildings on the former Cockshutt Plow Works site and by identifying the 3 subject buildings on the former Verity/Massey Harris site as worthy of consideration for retention.

These buildings have been assessed, by visual means, to determine their relative heritage and architectural significance, their current structural conditions and the cahllenges presented to stabilizing them in preparation for the required designated substance abatement and environmental remediation of the properties in preparation for redevelopment. Part of the assessment was a preliminary review of the potential of these buildings for adaptive reuse development.

The following recommendations are made recognizing the current state of disrepair of these resources, the inherent challenges that they present if they are to be retained, and the fact that some remnant of the massive industrial heritage represented by these buildings and sites is of critical importance to the commemoration of the role that this heritage has played in the development of the City of Brantford, the province and the country.

Based on structural and heritage assessments the following buildings are recommended to be preserved in whole or in part:

1. 66 Mohawk Rd, Building 1 Cockshutt Plow Co Time Keeping Office•Currently designated building under the OHA•Retain building in its entirety

2. 66 Mohawk Rd, Building 1 Cockshutt Plow Co Office•Currently designated building under the OHA•Office portion to be preserved only•Demolition of the 3 storey warehouse entirely

3. 347 Greenwich St., Building 2 Verity Plow Co. Ltd, Office and remnants of warehouse•Remnant of the nationally recognized historic resource commemorating industrial

heritage of the City•Demolition of the collapsed east most bays of the structure •Preserve, stabilize remaining solid masonry walls including new structural bracing at

interior and exterior•Demolition of existing heavy timber structure in its entirety •Harvesting and salvaging sound elements of the heavy timber structure for reuse

4. 347 Greenwich St., Building 3A Verity Plow Co., Paint Shop Building•Remnant of the nationally recognized historic resource commemorating industrial

heritage of the City•Demolition of the 1 storey eastern wing

59


58


•Demolition of the 2 east most bays of the 3 storey wing•Preserve, stabilize solid masonry walls including new structural bracing at interior and

exterior •Demolition of existing heavy timber structure in its entirety •Harvesting and salvaging sound elements of the heavy timber structure for reuse

Building 1A and 1B are deemed to be too problematic to be preserved because of the compromised condition of the concrete structure at exterior columns, exterior floor frames and floor slabs.

6.2 Mitigation Strategies

The demolition of the buildings and parts thereof will be commemorated using the following strategies:

1. Harvesting and salvaging of the following materials:•sound timber structural members for grading and reuse in reconstructing the original

structure in a portion of Buildings 2 & 3A at 347 Greenwich (most likely the west most portions with the smallest compartments defined by masonry walls

•sound brick masonry for restoration of remaining structures including Mohawk Rd Buildings 1 & 2 and Greenwich St Buildings 2 & 3A

•sound wood window elements from Greenwich St Buildings 2 & 3A for reconstruction a portion of the original building (most likely the west most portions including the original office and paint shop compartments

2. Preservation of Massing and Plan Arrangements •Greenwich Site, establish guidelines to build with new contemporary construction:•the original massing and plan arrangement of Buildings 1A & 1B to re-establish the

corner presence and address provided by these buildings•the original massing and plan arrangement of the east most portions of Building 2

with new contemporary construction•the original massing and plan arrangement of the east most 2 bays of Building 3A

Although not part of the buildings under consideration, it is recommended that the original plan arrangement and massing of the old molding and cupula buildings at the south west corner of the site be preserved as they are some of the oldest buildings on the site and their arrangement establishes a clear point of entry into the site at its west end Provide design guidelines for new development that:•preserve the strong east-west orientation that governed all construction on the site

(provides excellent exposure to the sun for daylight harvesting purposes)•that preserves the rhythm of open to built space that governed the disposition of

buildings on the site•Mohawk Site, establish guidelines to build with new contemporary construction: the original massing and plan arrangement of the warehouse extension at Building 1

6.3 Stabilization Rationale

These measures apply to Buildings 2 & 3A at the Greenwich St site. The Mohawk Rd Buildings are in better condition and stabilization measures will be more conventional and improve conditions that have not been overly compromised.

The stabilization proposal for Buildings 2 & 3A accepts that the point of preserving the integrity of the structure systems of the buildings as a whole has passed. Therefore, stabilization’ must be redefined and accommodate the following:•The instability and indeterminate nature of the remaining structures raises issues of

construction safety to perform the work.•Requirements for Designated Substance remediation that is logical and conforms to

regulations.•Determining the minimal and most cost effective temporary measures to stabilize

the buildings to permit demolition of the collapsed structures and remediation of designated substances

•Preserve the integrity of the masonry construction for reuse

Conclusion:

Stabilization will require:

•Temporary shoring to stabilize the unsafe structural systems to permit demolition and remediation work

•Complete gutting of the interiors of the 2 buildings•Removal of the roof structure completely•Dumping of the demolished material as designated substances in their entirety•Protection of the horizontal surfaces of the masonry walls at the parapets and

window openings•Installation of an exterior frame and interior bracing structure to stabilize the masonry

walls for 3 to 5 years

The stabilization will be designed to permit the installation of new structural systems within the interior of the building and systematic removal of the bracing during construction.

In order to determine the extent of the temporary stabilization measures testing as identified by the structural engineers will be undertaken. In addition we recommend that some testing related to masonry conservation goals also are undertaken including:

•Disassembly of part of the masonry at building foundations, roof parapets and interior walls

•Testing of existing mortar in several locations•Testing of brick and stone •Confirmation of the extent of the pipe gallery in the ground floor of Building 3A at the

Greenwich site

61


60


6.4 Adaptive Reuse Strategies

It is recommended that the City of Brantford consider engaging a qualified consulting firm to conduct a real estate analysis for these sites. These studies typically identify regional demand for new space of educational, community, corporate and governmental agencies, along with projected housing demand, over a 20 to 25 year period. This is becoming standard practice for provincial agencies as they determine the highest and best use for their substantial portfolio of properties prior to redevelopment. Of the last 3 conservation plans that Taylor Hazell has undertaken for the Province at large sites in southwestern and eastern Ontario, 2 have had these studies are required for the feasibility assessments of our reports. This information will be indispensable to the City as it evaluates growth within the existing core well into the 21st century. A vibrant collection of new and mixed uses on the Greenwich Mohawk site that supports the residential neighbourhoods that have grown around them will be in the best interests of Brantford.

The heritage value of both of these sites and of 4 of the 5 subject buildings is also beyond dispute. The City has acknowledged this on the Mohawk site through designation and understands the value of the oldest remnants on the Greenwich site as worthy of preservation. These sites have value as cultural landscapes.

The retention of these valued existing buildings is also important to establish an identity for these sites and inform the pattern of building distribution for the adaptive reuse of them. The practical orderliness of the original plan of the factory buildings produces engaging open spaces where alignments of buildings derived from manufacture processes could yield startling views and intimate gathering spaces in any new development scenario. There are a growing number of sites that have implemented such a strategy in Ontario, the most notable being the Gooderam Worts Distillery and Toronto Brick Works sites. These sites have re-inhabited, reconstructed and preserved remnants of the original facilities while incorporating new construction within them for a range of uses, including residential, retail, office, educational and performing arts facilities. The results are thriving precincts that are self-sustaining, or in the case of the Gooderam Worts site, are magnets for new development linking the site to established neighbourhoods.

The reuse of derelict buildings for adaptive reuse is also not without precedent. THA has worked on several significant designated heritage sites that have involved the assessment of unstable buildings and the selective demolition and temporary stabilization of existing structural systems in order to render buildings, in part or in whole, viable for adaptive reuse. These projects recognize that preserving these problematic structures is necessary to maintain the presence and character of these buildings as a starting point of reference for new development on these sites. They establish the scale and proportions of buildings and spaces that can yield the sensitive and logical planning of building types and footprints across these large, single use sites.

Our work at the Humber College’s Lakeshore Campus is such an example. The reuse of 8 existing 3 storey psychiatric buildings required complete removal of the interior structure of 80% of the floors in order to accommodate the programmatic requirements for new classrooms, staff offices, and mechanical and electrical services. This involved temporary stabilization of the building shell for 3 floors and removal of the basement

slab on grade. A new structural system was inserted and tied to the remaining exterior walls of the buildings. Prior to these substantial renovations, the buildings underwent an initial stabilization scope of work including new roofing and roof structural work, new windows and some masonry conservation. The site was slowly converted from its stable yet mothballed state into classrooms buildings over a period of 8- 10 years. Certain buildings received additions that housed larger uses such as the cafeteria.

The conditions of 2 of the 5 buildings, Buildings 2 & 3A at Greenwich are not significantly more problematic than the worst of those found at Lakeshore, however, the state of active collapse of some potions of these buildings is forcing stabilization measures that are more challenging.

It is highly recommended that preservation the buildings that have been removed within the sites will be achieved by incorporating guidelines for new development that will reinstate some of the unique massing and spatial characteristics of these former industrial buildings.

We recommend that the City consider the following new uses for the redevelopment of the 2 sites:

66 Mohawk St.

This site is the smaller of the two and suggests that a collection of smaller scaled uses that takes advantage of its exposure to the residential area to the west. It could be considered as a ‘hub’ for facilities that may not be currently present but would support the immediate neighbourhood and beyond. Examples are:

•Community Centre•Recreational and athletic centres•Limited small scale retail •Community health Centre and medical offices

The nobility and formality of former Cockshutt Office and Time Keeping Office suggest a range of community and institutional uses. The structural system and size of building are compatible with such uses:

•Library /Community centre•Daycare centre•Medical offices

347 Greenwich St.

This large site is more internally focused due to nature of its address along Greenwich St, and the Canal. This will support more autonomous and demanding uses that require dedicated service access space. There are points of entry currently only at the north east end, however, a new entry point at the corner of Mohawk and Greenwich is achievable. The scale of the original buildings and the spaces between tem are highly evocative. In particular the size and height of the space between Buildings 2 & 3A should be used as a guideline for the rhythm of open to built space on the site. The site is large enough to incorporate a limited set of discrete and compatible uses


62

and strategically located parking without significantly impacting the available space for building. Examples of the types of uses are:

•Destination retail including restaurants and galleries•Artist studios and design offices •Satellite campus for local college or university•Governmental office campus •Performing Arts Centre•Live-work studios/offices•Mixed Residential development – free hold and condominiums•Community supported independent retirement residential units

The size and scale of Buildings 2 & 3A can support a number of uses. The depth of the floor plate and access to daylight on all sides provided ideal floor space for the following uses:

•Residential condominiums with grade related units and selected retail •Design and professional offices/galleries•Grade related retail•College classroom, staff and administrative offices •Student facilities including libraries and media commons•Research laboratories and supporting offices

Harvesting of Building Materials

The demolition of the buildings at Massey Harris site represents an enormous opportunity to harvest extraordinary amounts of materials including heritage brick, stone, wood windows and heavy timber structural members. It is our experience that the supply of reclaimed, 19th to 20th century, ‘Ontario size’ clay brick for restoration purposes is currently quite limited and especially in the yellow buff range. These materials along with the heavy timber members have commercial value. We encourage the City of Brantford to embed a harvesting, grading and sale protocol as part of the obligations within the demolition contracts for these industrial buildings so that the benefits from their sale can be realized by the City. .

Heritage Impact Assessment - Greenwick Mohawk

Documents

Transcript of Heritage Impact Assessment - Greenwick Mohawk