McCormicks Factory 1156 Dundas Street London, Ontario

June 23, 2015

HERITAGE IMPACT STATEMENT

McCormicks Factory 1156 Dundas Street London, Ontario

REP

OR

T

Report Number: 1419000-R01

Distribution:

1 E-Copy - The Corporation of the City of London 1 Copy - Golder Associates

Submitted to:Mr. Bill Warner, Manager Realty Services Finance Department The Corporation of the City of London 300 Dufferin Avenue London, Ontario P.O. Box 5035 N6A 4L9

1156 DUNDAS STREET, LONDON, ONTARIO - HIS

June 23, 2015 Report No. 1419000-R01

Executive Summary

The City of London (City) retained Golder Associates Ltd. (Golder) to prepare a Heritage Impact Statement (HIS)

of the McCormicks Building at 1156 Dundas Street in the City of London. The McCormicks Building is

designated by the City of London under the Ontario Heritage Act as a property of cultural heritage value or

interest under By-law No. L.S.P.-3441-366 (See Appendix A). This HIS is a requirement for applications by the

City for an Official Plan Amendment and Zoning By-law Amendment for the subject property, principally to

assess potential impacts and potential opportunities related to the Preliminary Design Concept prepared by GSP

Group in support of the applications.

This HIS has been prepared according to the City of London internal document “McCormicks/Beta Brands –

GSP Group Proposal, Internal Discussion of December 1, 2014”. The study terms of reference used, the

Ontario Ministry of Tourism Cultural and Sport Ontario Heritage Toolkit Info Sheet #5 (2006) Heritage Impact

Assessments and Conservation Plans.

This HIS makes the following recommendations:

Documentation

Detailed photographic documentation of the property should be undertaken under optimal light conditions and

compiled into a formal report. The report and any subsequent documentation should be deposited with the

London Public Library “London Room Collection.”

White Cladding

The condition of the white cladding indicates that at least some of the cladding is near the end of its functional

life. The condition of the cladding needs to be understood and mitigation strategies prepared to repair or replace

it. The 1960s addition to the Dundas Street facade provides an example of how a substitute material could be

used in future renovations.

Window Treatment

Replacement windows should replicate the pattern and character of the original; multi-pane, thin-section steel

mullion and muttons and the opening louvers.

Entrance Doors

The main entrance door including the glazed surround should be restored/replicated. The stone steps may

require stabilization and the canopy would need to be restored.


June 23, 2015 Report No. 1419000-R01

Personnel

Project Director Christopher Rahm, Associate, Environmental Division Manager

Project Manager Christopher Andreae, Ph.D., CAHP, Senior Consultant – Built Heritage

Report Production Christopher Andreae, Ph.D., CAHP, Senior Consultant – Built Heritage

Michael Greguol, M.A, CAHP Intern, Cultural Heritage Specialist

Senior Review Carla Parslow, Ph.D., Associate, Senior Archaeologist

Acknowledgments

City of London Bill Warner, Manager Realty Services

Kyle Gonyou, Heritage Planner

GSP Group Kevin Muir, MCIP, RPP, LEED Green Assc., Senior Planner


June 23, 2015 Report No. 1419000-R01 i

Table of Contents

1.0 STUDY PURPOSE AND METHOD .................................................................................................................................. 1

2.0 SITE HISTORY ................................................................................................................................................................. 5

2.1 McCormicks Corporate History ............................................................................................................................ 5

2.2 Factory Design .................................................................................................................................................... 7

2.2.1 Overview ........................................................................................................................................................ 7

2.2.2 Historic Design ............................................................................................................................................... 9

2.2.3 Interior .......................................................................................................................................................... 13

3.0 CURRENT BUILDING DESCRIPTION ........................................................................................................................... 17

3.1 Exterior .............................................................................................................................................................. 17

3.2 Interior ............................................................................................................................................................... 24

3.3 Powerhouse ....................................................................................................................................................... 29

3.4 Landscape ......................................................................................................................................................... 31

4.0 BY-LAW NO. L.S.P.-3441-366 ....................................................................................................................................... 32

4.1 Description of Property ...................................................................................................................................... 32

4.2 Statement of Cultural Heritage Value or Interest ............................................................................................... 32

4.3 Heritage Attributes (Draft Revisions to the Previous Statement) ....................................................................... 33

5.0 PROPOSED UNDERTAKING, IMPACTS, AND MITIGATION ....................................................................................... 34

5.1 Preliminary Design Concept .............................................................................................................................. 34

5.2 Potential Impacts ............................................................................................................................................... 34

5.2.1 White Cladding ............................................................................................................................................. 35

5.2.2 Window Treatment ....................................................................................................................................... 37

5.2.3 Entrance Doors ............................................................................................................................................ 37

6.0 RECOMMENDATIONS ................................................................................................................................................... 38

6.1 Preamble to Recommendations ........................................................................................................................ 38

6.2 Documentation .................................................................................................................................................. 38

6.3 Potential Impacts ............................................................................................................................................... 38

6.3.1 White Cladding ............................................................................................................................................. 38

6.3.2 Window Treatment ....................................................................................................................................... 38


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6.3.3 Entrance Doors ............................................................................................................................................ 38

7.0 SOURCES ...................................................................................................................................................................... 39

MAPS

Map 1: Site Plan ......................................................................................................................................................................... 2

Plan 1: GSP Preliminary Concept Plan .................................................................................................................................... 36

FIGURES

Figure 1: Map of London, 1915 with location of McCormicks Factory added ............................................................................. 3

Figure 2: McCormicks Property 1926 showing grading of slope along Ashland, relationship of powerhouse to factory, formal landscaping in front of factory and designed boulevard on McCormick Blvd. ................................................. 4

Figure 3: London Advertiser Building,1917 designed by Watt and Blackwell . The building is still standing in 2015 Construction 1918 vol 11, p.158 ................................................................................................................................ 8

Figure 4: Ruggles Motor Truck 1922 designed by Watt and Blackwell. The building is still standing in 2015 across the Street from the McCormick building (See Map 1) ...................................................................................................... 8

Figure 5: Front (Dundas Street) facade showing location of Terra Cotta detailing on parapet of building Source: Construction, 1916.105-111 .................................................................................................................................... 10

Figure 6: East (Ashland Ave) facade showing bakeshop wing at rear and size of 5th floor office building Source: Construction, 1916.105-NOTE: drawings do not show projecting east and west bays! ........................................... 11

Figure 7: Dundas Street facade showing main entrance and windows as well as the beginning of formal landscaping of lawns, trees, flower beds, and shrubs. Compare with paths and plantings in Figure 2. c.1916 ........................... 11

Figure 8: Dundas Street facade showing four storey factory, five storey centre block and location of decorative parapet terra cotta. The loading doors are visible on the McCormick Blvd Street facade on left. ........................................ 12

Figure 9: Ground floor plan. Construction, 1916. ..................................................................................................................... 12

Figure 10: Second floor plan. Construction, 1916. ................................................................................................................... 13

Figure 11: Cafeteria, c.1916 showing the column pattern and ceiling height used throughout the factory ............................... 14

Figure 12: Polishing Machines c.1916 showing how specialized equipment was located within the column spacing .............. 14

Figure 13: Machinery c1950 ..................................................................................................................................................... 15

Figure 14: Bakeshop c1916 ..................................................................................................................................................... 15

IMAGES

Image 1: Dundas Street facade, January 2015 showing four storey factory, five storey centre block and parapet capped with sheet metal. ......................................................................................................................................... 18

Image 2: Dundas Street facade, January 2015 Office wing projection, “new” addition in Rear ................................................ 18

Image 3: McCormick Blvd facade, January 2015 with loading bays and modern, enclosed exterior staircase ........................ 19

Image 4: Ashland Ave facade, January 2015 with “1960s” addition to front facade, modern, enclosed staircase and bakeshop wing on right ........................................................................................................................................... 19


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Image 5: Ashland Ave facade showing 1913/14 bakeshop wing, January 2015 with infill of windows, copula hipped roof, and four large louvered ventilators .................................................................................................................. 20

Image 6: Rear, north facade, January 2015 with four storey McCormick Blvd wing, power house and chimney in middle, and single storey “1930s/1950s” addition on right, and bakeshop wing with single storey “1960s” additions on left ....................................................................................................................................................... 20

Image 7: Rear facade, January 2015 showing concrete frame and brick infill on the four storey factory wings (left and right) 1960s infill of rail lines with former track alignment in foreground and brick power house and chimney on right .................................................................................................................................................................... 21

Image 8: Canopy over main entrance on Dundas Street supported from heavy chain ............................................................ 21

Image 9: Detail of canopy over main entrance with “MC” (for McCormick) cast into box-like pendants ................................... 22

Image 10: Stone steps leading up to main entrance on Dundas Street ................................................................................... 22

Image 11: Employee entrance on west side of main entrance ................................................................................................. 23

Image 12: Standard terra cotta pattern used on the building consisting of square surround tiles with inset panel of square and rectangular panels, and moulded window sill pieces ............................................................................ 23

Image 13: Broken terra Cotta ................................................................................................................................................... 24

Image 14: Factory floor columns January 2015 ....................................................................................................................... 25

Image 15: Factory floor columns and wood floor c1916 ........................................................................................................... 25

Image 16: Column details with heavy square c1913/14 exterior brackets and c.1960s small columns of front addition in rear ...................................................................................................................................................................... 26

Image 17: Window, column detail interior, east wall, January 2015 ......................................................................................... 26

Image 18: Employee staircase with cast iron railings. January 2015 ....................................................................................... 27

Image 19: Employee Entrance, west side, with staircase. January 2015 ................................................................................. 27

Image 20: Employee lobby entrance with columns built into walls. January 2015 ................................................................... 28

Image 21: Bakeshop interior showing open space and high clearance to the roof, January 2015 ........................................... 28

Image 22: Main entrance, office January 2015 ........................................................................................................................ 29

Image 23: Brick powerhouse and post 1922 chimney on left with 1940s/50s warehouse on right, January 2015 ................... 30

Image 24: Brick powerhouse in rear with 1960s infill in foreground, January 2015 .................................................................. 30

Image 25: Power house ammonia compressor, January 2015 ................................................................................................ 31

Image 26: Original white cladding on left; 1960s cladding on right – new wing, east end ........................................................ 35

APPENDICES

APPENDIX A City of London By-Law No. L.S.P.-3441-366


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1.0 STUDY PURPOSE AND METHOD The City of London (City) retained Golder Associates Ltd. (Golder) to prepare a Heritage Impact Statement (HIS)

of the McCormicks Building at 1156 Dundas Street in the City of London. The McCormicks Building is

designated by the City of London under the Ontario Heritage Act as a property of cultural heritage value or

interest under By-law No. L.S.P.-3441-366 (See Appendix A). The City requires this HIS to assist GSP Group in

preparing a Preliminary Design Concept for the property.

This HIS has been prepared according to the City of London internal document “McCormicks/Beta Brands –

GSP Group Proposal, Internal Discussion of December 1, 2014”. The study terms of reference used, the Ontario

Ministry of Tourism Cultural and Sport Ontario Heritage Toolkit Info Sheet #5 (2006) Heritage Impact

Assessments and Conservation Plans.

A site assessment of the property was conducted by Christopher Andreae and Michael Greguol on January 23,

2015. Due to health and safety restrictions, only the first and second floors of the factory were examined during

the site assessment.

The HIS Study Area for 1156 Dundas Street includes the property facing on to Dundas Street between

McCormick Boulevard, on the west and Ashland Avenue on the east. It extends north from Dundas Street to the

backyards of houses facing on to Albany Street. The property is known as Lots 98 -106, Part Blocks B and F on

Plan 494 (Map 1).


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Figure 1: Map of London, 1915 with location of McCormicks Factory added


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Figure 2: McCormicks Property 1926 showing grading of slope along Ashland, relationship of powerhouse to factory, formal landscaping in front of factory and designed boulevard on McCormick Blvd.


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2.0 SITE HISTORY

2.1 McCormicks Corporate History In 1858 Thomas McCormick (1830-1906), started a candy business, under the name Dominion Steam

Confectionery and Biscuit Works, on the north side of Dundas Street between Clarence Street and Wellington

Street. By 1865 he had added plain soda and fancy biscuits to his product line and ten years later McCormicks

had about 100 employees. In 1879, the business was reorganized as the McCormick Manufacturing Company

Limited, located at corner of Dundas Street and Wellington Street. When Thomas McCormick died in 1906 three

of his sons – Thomas P., George, and Frank – took over the Company.1

The years leading up to World War One were very profitable for the company and by 1913 Thomas P and Frank

(George had left the business) built a new, much larger facility. Initially the McCormick brothers considered

relocating to Montreal where the company had a large wholesale operation. However, the City made an offer to

buy their factory and provide new land in the east end of the City.2

London’s offer to McCormick was part of a trend in southern Ontario to provide incentives to companies to locate

in their community. The trend – known as “boosterism” – had been established by the 1880s and became a

competitive strategy between municipalities to attract industry. Early 20th-century London was prosperous and

industrialized but was still actively promoting industrial development. The London Industrial Bureau was

organized to bring together the City Council, Board of Trade, and several advocacy groups to promote the city’s

opportunities.3

The City of London using the powers granted by the Ontario Municipal Act, could offer loans, exemptions and

guaranteeing of bonds, for the encouragement of new industries. In 1912 the City annexed about 1,800- acres

east and south of London that included the area occupied by the future McCormick factory. Manufacturing

plants and equipment were exempt from taxation for 15 years, and the land tax was fixed at 15 mills for the

same period.4 The location of the McCormick plant could hardly be considered coincidental.

The McCormick plant was one of the first buildings in the new industrial district which was located about three

kilometres east of the commercial centre of London. In 2015 much of this district is included in the McCormick

Secondary Plan. A number of other notable companies were located in the industrial district at about the same

time including:

Ruggles Truck Plant/later Kelvinator (1921- 1152 Dundas Street)

Jones Box and Label (c.1920 - 1155 Dundas Street)

Empire Brass/Emco (1907 - 1108 Dundas Street )

Kellogg’s (1915 - Dundas Street)

1 DCB McCormick, Thomas; Alan Noon, East of Adelaide,1989; Typescript photocopy McCormick vertical fine, London Room 2 Typescript photocopy McCormick vertical fine, London Room 3 London And Its Men Of Affairs p.150; Stephen Ward, Selling Places, 145-8 4 London And Its Men Of Affairs p. 130, 142-43


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Hunt Milling (1917 - 471 Nightingale Ave)

However, it was not just municipal bonusing that drew industry to east London. At about the same time as the

annexation occurred, a transfer line was constructed between the Canadian Pacific Railway and the Grand

Trunk Railway to the south. The track not only facilitated the movement of freight cars between the two major

rail companies, but also provided rail service to many of the new factories, including McCormicks. The

connection to the two major railways provided companies with access to competitive freight rates.5 The

interchange track is still in service in 2015 but the factory spur lines have been removed.

In 1926, The McCormick Manufacturing Company Limited purchased its main London competitor, Daniel

Simmons Perrin had established a confectionery and biscuit factory in London in the 1850s. The newly

organized company was renamed the Canada Biscuit Company, and afterward changed its name to

McCormick's Biscuits and Candies, and thereafter simply to McCormick's Limited.

The Great Depression of the 1930s seriously impacted McCormick's Limited. In 1937, the company was sold to

it major Canadian competitor George Weston Limited (Weston). The owner, Garfield Weston adopted a strategy

during the Depression to acquire established companies through friendly merger and acquisition. Thus the last

surviving of the three McCormick sons, Frank A. McCormick, who had become president of McCormick in 1920

remained president of the subsidiary until his death in 1965.6

The late 20th century seems to have been the period of largest growth for McCormicks. From five employees in

1858, the company grew to 100 in 1875, 429 in 1913 and 1148 employees in 1952: The company operated ten

10 branches and warehouses across Canada – including its London plant. The factory employed approximately

1300 people by 1967.7

In 1990 Weston sold the Company to Culinar Incorporated. This sale seems to have marked the beginning of

the decline in fortunes for the London operation. Beta Brands Incorporated purchased the McCormicks’

business from Culinar in 1997. Beta Brands Incorporated operated a subsidiary, Beta Brands Limited that

actually manufactured confectionary and baked goods from the McCormicks’ factory in London, a facility in

Hamilton, and a leased manufacturing facility in Toronto. Another subsidiary Beta Brands USA Limited marketed

Beta Brands products to the United States. Beta Brands never seems to have been a financially strong

company. In May 2003, Beta Brands Incorporated went out of business but Beta Brands Limited continued to

manufacture products in London, Hamilton and North York. Finally on December 29, 2006, the company

scheduled an annual two week plant shutdown. Soon after, Beta Brands was put into court ordered receivership

and its 292 employees were out of work.

5 London And Its Men Of Affairs p. 130, 142-43 6 Britain’s Biggest Baker - George Weston Limited official history pdf – online; Through the years with McCormicks 1952 7 Typescript photocopy, p.199, McCormick vertical fine, London Room; Through the years with McCormicks 1952; Salesman's binder, McCormick's Limited c. 1952.


June 23, 2015 Report No. 1419000-R01 7

2.2 Factory Design 2.2.1 Overview

The McCormick factory was designed by the architectural firm of Watt and Blackwell of London, Ont. No early

history of John Macleod Watt (1878-1954) was identified. In 1911 he established a partnership with Victor

Joseph Blackwell, (1885-1965) and they quickly became one of the leading firms in the city for the next 30 years.

Victor Joseph Blackwell was born in London, and received his early training in the office of Moore & Henry, the

leading architectural firm in the city at the turn of the century. Between 1905 and 1911 he studied and worked in

the United States and Europe returning to London in February 1911. After the dissolution of their partnership in

1944 Blackwell continued to practise under his own name.

Most of their commissions were for houses, schools and commercial buildings. They did, however, design at

least three other factories about the same time as the 1913 McCormick plant:

E.T. Wright Shoe Co., St. Thomas (1913)

Advertiser Job Printing Co. factory, London, (c.1916) (Figure 3)

Ruggles Motor Truck Co. assembly plant (1920) (Figure 4)

During the first decade of the 20th century there had been a significant shift in the design of factory buildings.

The typical design at the end of the 19th century was for brick and timber “slow-burning” structures. By the time

Watt and Blackwell designed the McCormicks factory, reinforced concrete framing had become well established.

The structural advantages of reinforced concrete were well established but it took time for the costs to come

down. A well-known structural engineer of the era, Henry Tyrrell, discusses slow burning factory designs but not

concrete framing in his 1911 Design and Construction of Mill Buildings. A year later he focused on concrete

framing in his 1912 Engineering of Shops and Factories. The most visible characteristics of the new design were

the concrete columns and slab floors. In the McCormick building, the columns on the exterior walls were hidden

behind a terra cotta facing on the font facade but visible between the exterior brick infill on the rear of the

building. Watt and Blackwell’s Advertiser Job Printing 1916 factory was structurally identical to the McCormick

building but the exterior columns are visible.

The McCormick building follows the standard practice of the era consisting of reinforced concrete columns and

concrete slab floors. The exterior wall columns were square in section while the interior columns are circular

with flared capitals. Some columns in the northwest wing facing McCormick Ave, had 12 inch flues cast into

their core in order to bring cooled/washed air from the basement into some of the manufacturing rooms.8

The concrete floors were reinforced with the Kahn system of steel bars; the Kahn system was one of the popular

new patented systems that were being marketed in the formative years of reinforced concrete construction.

Most of the floors were designed as seven inch slabs with a live load of 150 pounds/square foot. In the packing

rooms the slabs were nine inches thick in order to handle a 250 pounds/square foot load. These loading limits

were standard for the era.9

8 Construction, 1916.105, 109 9 Construction, 1916.105-111; Tyrrell, Engineering of Shops and Factories 47.


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Figure 3: London Advertiser Building,1917 designed by Watt and Blackwell . The building is still standing in 2015 Construction 1918 vol 11, p.158

Figure 4: Ruggles Motor Truck 1922 designed by Watt and Blackwell. The building is still standing in 2015 across the Street from the McCormick building (See Map 1)


June 23, 2015 Report No. 1419000-R01 9

2.2.2 Historic Design

The exterior walls were constructed of brick infill between the columns. On the front facades the brick was

hidden behind terra cotta cladding. The brick was exposed on the rear facades. The concrete frame construction

permitted the use of large window openings. The window panes harmonized with the architectural features and

provided good ventilation due to specially designed pivoted ventilators.10

Contemporary descriptions pointed out that windows covered 68 percent of the outside surface of the building,

giving the factory the description "The Sunshine Palace" because even the deep interior of the factory was

flooded with bright sunlight during the day.11

The front facade contained three entrances. The centre entrance was the formal, “public” entrance. It was

distinguished with a very large canopy suspended by chains from the building. The door was reached by stone

steps. Set back in the recesses in the facade on either side of the main entrance were two employee entrances

protected with more modest canopies.

The extensive use of glazed terra cotta on the McCormick Factory is its most distinguishing architectural feature.

Glazed architectural terra cotta was a moulded ceramic product that was fastened to the building exterior and

provided a decorative, weatherproof and somewhat costly finish. The earliest known use of glazed terra cotta in

Canada dates from an 1898 store in Toronto. The main appeal of the material was its ability to reproduce the

appearance of stone. Although more colourful polychrome terra cotta was available by 1900 and became

popular in the United States, white, cream or grey – as used in the McCormicks Factory, remained the colour of

choice in Canada. The popularity of glazed terra cotta ended in the 1930s. Glazed architectural terra cotta used

in Canada was typically imported from England or the United States. Terra cotta is quite rare in London. The

material was used for architectural detailing on several buildings but the McCormick Factory and the former

McMahen, Granger Building (wholesale warehouse) at 186 York Street seem to be the only two buildings that

had their main facades completely clad in material.12

The white terra cotta was used in the early promotion of the company; the factory was described as "Our New

Snow White Sunshine Biscuit And Candy Factory." The most decorative features were along the parapet of the

office block. The name of the company was cast in terra cotta. The material was supplied by the Architectural

Terra Cotta Co., New York City.

The building consisted of a basement, four floors of factory space and a fifth floor office penthouse. The main

facade extended for 354 feet along Dundas Street. The long facade was broken by short bay projections of the

facade and each end and in the centre. The centre projection contained the main entrance and, with its fifth floor

office gave the factory a “strong vertical feeling.”13 This vertical expression was further enhanced by the large

terra cotta embellishments on top of the office and a flag pole.

Three factory wings extended northward from the rear of the main building. The west wing (facing McCormick

Boulevard) and the centre wing were four storey structures that matched the main block. These wings contained

10 Construction, 1916.105-111 11 London Free Press, London Ontario Canada, 1914, p.44; 12 McMullen, “Canada’s Terra Cotta Architecture: An invisible Handcrafted Legacy,” 2008. 13 Construction, 1916.105


June 23, 2015 Report No. 1419000-R01 10

production and warehouse functions. The east wing, parallel to Ashland Ave, was a single storey structure that

housed the bake ovens; a function it maintained throughout most of the life of the factory operation. The gaps

between the wings provided light and ventilation into the factory.

The gaps between the wings also contained rail sidings to facilitate transfer with the shipping rooms on the first

floor. The siding had connections with both the Canadian Pacific and to the Grand Trunk Railways. Until the

mid-20th century, good rail connections were essential for efficient, economic factory operation. In addition to rail

service, the factory was equipped with loading doors to the shipping rooms along the Ashland Ave. facade. It is

assumed that these were used for local deliveries and receiving local supplies.

Shortly after the factory opened, up to 800 people were employed at busy times. Production levels were

135,000 lbs of candy and 100,000 lbs of soda biscuits per day.14

McCormicks was evidently proud of the building. Visits from the public were encouraged and the plant was

designed with long corridors that had glass partitions allowing the public to view plant operations without entering

the rooms. From balconies on the second floor, visitors could view the oven room.15

Figure 5: Front (Dundas Street) facade showing location of Terra Cotta detailing on parapet of building Source: Construction, 1916.105-111

14 Construction, 1916.111; Typescript photocopy, p.197-8, McCormick vertical fine, London Room 15 Construction, 1916.107


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Figure 6: East (Ashland Ave) facade showing bakeshop wing at rear and size of 5th floor office building Source: Construction, 1916.105-NOTE: drawings do not show projecting east and west bays!

Figure 7: Dundas Street facade showing main entrance and windows as well as the beginning of formal landscaping of lawns, trees, flower beds, and shrubs. Compare with paths and plantings in Figure 2. c.1916


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Figure 8: Dundas Street facade showing four storey factory, five storey centre block and location of decorative parapet terra cotta. The loading doors are visible on the McCormick Blvd Street facade on left.

Figure 9: Ground floor plan. Construction, 1916.


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2.2.3 Interior

Due to the specialized confectionery and bakery operations, Thomas P. McCormick, took an active role in the

functional design of the factory. He travelled to several confectionery and bakery operations in North America,

and possibly Europe, to observe the best-practices being used at the time.16 Although the process machinery

was quite specialized the equipment did not require any unique structural design in the factory. The column

spacing and floor loading limits of the plant were typical for this style of reinforced concrete framing (Figure 10).

The bakeshop was the only functional space that required special design. The bakeshop wing on the east side

of the factory was essentially a large room to house the ovens. A clearstory roof provided natural light and large

roof louvers were necessary to remove the heat generated by the ovens.

According to contemporary literature, there was a considerable demand in the London labour market for young

women when the McCormick factory was being designed. Consequently the factory was equipped with

significant employee amenities including a 600 seat cafeteria, a library, shower baths, medical facilities, locker

rooms, break rooms, and a gymnasium. The McCormick's gave instructions that every possible device be

provided that ensured employee safety and comfort, and the handling of finished product and raw materials was

the most sanitary.17

Figure 10: Second floor plan. Construction, 1916.

16 Typescript photocopy, p.197, McCormick vertical fine, London Room 17 Typescript photocopy, p.198, McCormick vertical fine, London Room)Construction, 1916.107)


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Figure 11: Cafeteria, c.1916 showing the column pattern and ceiling height used throughout the factory

Figure 12: Polishing Machines c.1916 showing how specialized equipment was located within the column spacing


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Figure 13: Machinery c1950

Figure 14: Bakeshop c1916


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Powerhouse

A powerhouse was constructed about 150 feet (30m) from the main factory building and adjacent to a rail siding

for coal deliveries. The building was designed for five boilers but it is unknown how many were installed. A

reinforced concrete chimney, 125 feet (38m) tall was located on the north side of the powerhouse.18 The existing

chimney in 2015 was built sometime between 1926 and 1958, is made of brick and located on the west side of

the former powerhouse, close to the former rail siding.

The powerhouse served three functions, two of which were focussed on heating and cooling procedures in the

plant. The boilers generated steam to heat the factory and provide process heat for the drying rooms. In addition,

an ammonia compressor was used to chill brine that was pumped into the factory to provide air-conditioning in

the chocolate dipping room and storage rooms. The location in the powerhouse eliminated the risk of ammonia

leaks in the factory building.

The building also housed the electrical service and main switchboard for the factory for power purchased from

the newly created Ontario Hydro Electric Commission. A few years earlier, in 1910, London was connected to

the new Ontario Hydro generating plant at Niagara Falls. This provided cheaper, more-reliable electricity than

previously available through private, local steam-powered plants. However, the Niagara high-voltage line was a

new unproven system that was susceptible to breakdown and unable to reliably meet peak demand times.

Therefore a 125 KVA generator powered by a steam engine was installed to meet these emergencies.19

The powerhouse and factory were connected by a utility tunnel that contained steam, brine and water pipes as

well as electrical conduits. Within the factory, all utilities (water, gas, steam, electricity) were carried between the

floors inside the elevator shafts.20

18 Construction, 1916.107 19 Construction, 1916.109 20 Construction, 1916.109


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3.0 CURRENT BUILDING DESCRIPTION

3.1 Exterior The property in 2015 consists of the 1913/14 four-storey factory and former powerhouse. The extensive use of

the white, glazed, architectural terra cotta remains the most distinctive architectural feature of the McCormick

Factory. The pattern of terra cotta is relatively simple; consisting of square and rectangular panels slightly

recessed within the wall. Only the window sills were made of a moulded pattern. As built, the most decorative

terra cotta work is located on the parapet of the office block and includes the name of the company. The factory

parapets were more modestly embellished with pendants. The terra cotta panels today show evidence of

crazing in the glazed surface, poor quality repair work in the past, and a few broken or missing panels.

At least two additions were built between 1922 and 1958, and three were built after 1958.21 The first two

additions were a warehouse attached to the rear of the McCormick Ave factory wing and an extension to the

bakeshop along Ashland Ave. Based on the construction methods used, these two structures were built in the

late 1940s or 1950s. The largest of the three later additions consisted of an infill of the open space between the

powerhouse and the bakeshop addition. The yard containing the tracks between the McCormick Ave wing and

centre was also infilled. The most interesting of the three additions was a one storey addition to Dundas Street

facade at Ashland Ave. This small addition was extended from the projecting bay was built to blend in

architecturally with the terra cotta facade of the main factory.

The McCormick Blvd, Dundas Street and Ashland Ave facades appear remarkably unchanged from the original

construction. The replacement of steel sash windows with cast glass block windows is possibly the biggest

visual change. The window glazing of the three Dundas Street entrances has also been replaced with glass

block but the overall design of the entrances and projecting canopies are intact. All of the parapet terra cotta

fenestration has been removed and the parapets capped with sheet metal copings. Enclosed, external

staircases have been fitted to the McCormick Blvd and Ashland Ave facades

21 This dating was based on April 1922 and June 1958 Fire Insurance Plans


June 23, 2015 Report No. 1419000-R01 18

Image 1: Dundas Street facade, January 2015 showing four storey factory, five storey centre block and parapet capped with sheet metal.

Image 2: Dundas Street facade, January 2015 Office wing projection, “new” addition in Rear


June 23, 2015 Report No. 1419000-R01 19

Image 3: McCormick Blvd facade, January 2015 with loading bays and modern, enclosed exterior staircase

Image 4: Ashland Ave facade, January 2015 with “1960s” addition to front facade, modern, enclosed staircase and bakeshop wing on right


June 23, 2015 Report No. 1419000-R01 20

Image 5: Ashland Ave facade showing 1913/14 bakeshop wing, January 2015 with infill of windows, copula hipped roof, and four large louvered ventilators

Image 6: Rear, north facade, January 2015 with four storey McCormick Blvd wing, power house and chimney in middle, and single storey “1930s/1950s” addition on right, and bakeshop wing with single storey “1960s” additions on left


June 23, 2015 Report No. 1419000-R01 21

Image 7: Rear facade, January 2015 showing concrete frame and brick infill on the four storey factory wings (left and right) 1960s infill of rail lines with former track alignment in foreground and brick power house and chimney on right

Image 8: Canopy over main entrance on Dundas Street supported from heavy chain


June 23, 2015 Report No. 1419000-R01 22

Image 9: Detail of canopy over main entrance with “MC” (for McCormick) cast into box-like pendants

Image 10: Stone steps leading up to main entrance on Dundas Street


June 23, 2015 Report No. 1419000-R01 23

Image 11: Employee entrance on west side of main entrance

Image 12: Standard terra cotta pattern used on the building consisting of square surround tiles with inset panel of square and rectangular panels, and moulded window sill pieces


June 23, 2015 Report No. 1419000-R01 24

Image 13: Broken terra Cotta

3.2 Interior Only the first and second floors of the factory were examined during the January 23, 2015 site visit. The interior

displayed considerable evidence of water damage and vandalism.

Functionally, the interior was designed as a generic open space building. The processing equipment was

located as needed and the rooms do not indicate the relative functions of the activities. The main limiting factor

to the location of equipment would have been the column locations. The columns had decorative moulded rings

cast into the capitals. The factory floors had been original laid with maple flooring (Figure 15). No wood flooring

was observed during the site visit. All of the floors observed were concrete, although some portions were

finished with what appeared to be metal tiles that may have been laid down under the factory’s equipment.

The bakeshop wing differed from the main factory. It consisted of a high ceiling open space with higher

clearances than the main factory floors. Originally it was covered with skylights. Today it has a solid hipped roof

raised above a clearstory around the ceiling. All manufacturing equipment had been removed from the building.

The four factory floors were served by freight and passenger elevators and two main interior staircases. The

main entrance lobby still contains some of the decorative trim. General and private business offices were on the

other side of the lobby and finished in quarter-cut oak. When originally built, the lobby contained built-in

showcases that displayed examples of McCormick's brand products. There was no evidence of these during the

site inspection.


June 23, 2015 Report No. 1419000-R01 25

Image 14: Factory floor columns January 2015

Image 15: Factory floor columns and wood floor c1916


June 23, 2015 Report No. 1419000-R01 26

Image 16: Column details with heavy square c1913/14 exterior brackets and c.1960s small columns of front addition in rear

Image 17: Window, column detail interior, east wall, January 2015


June 23, 2015 Report No. 1419000-R01 27

Image 18: Employee staircase with cast iron railings. January 2015

Image 19: Employee Entrance, west side, with staircase. January 2015


June 23, 2015 Report No. 1419000-R01 28

Image 20: Employee lobby entrance with columns built into walls. January 2015

Image 21: Bakeshop interior showing open space and high clearance to the roof, January 2015


June 23, 2015 Report No. 1419000-R01 29

Image 22: Main entrance, office January 2015

3.3 Powerhouse The powerhouse was built as a free standing building but by the 1950s had been surrounded on two sides by

later factory additions. The brick chimney is not original to the initial construction of the plant and built sometime

after 1926. The entrance to the utility tunnel to the main factory was observed during the site inspection. Most of

the equipment in the powerhouse was not examined however, three ammonia compressors were identified.


June 23, 2015 Report No. 1419000-R01 30

Image 23: Brick powerhouse and post 1922 chimney on left with 1940s/50s warehouse on right, January 2015

Image 24: Brick powerhouse in rear with 1960s infill in foreground, January 2015


June 23, 2015 Report No. 1419000-R01 31

Image 25: Power house ammonia compressor, January 2015

3.4 Landscape Prior to construction of the plant, the property sloped down from Ashland Ave in a southwesterly direction

towards McCormick Blvd. In order to construct the factory, the slope was cut back in c.1913 along Ashland.

When the plant was extended northwards in the c.1940s/1950s the slope was further cut back along Ashland to

create the steep, engineered slope that exists today. At the same time, the slope was cut at the rear of the

property.

Along Ashland and Albany Street to the north are family housing dating from the early 20th century presumably

built in conjunction with the industrial development of the area.

McCormick Blvd is an unusually wide street. It was opened as part of the new industrial development and was

designed with a boulevard down the middle. This has now been removed. A circular driveway came off the

Boulevard to loading docks on the west side of the factory.

The site inspection was undertaken on January 23, 2015 with snow cover on the ground. No remnants of the

formal landscaping plan were visible.


June 23, 2015 Report No. 1419000-R01 32

4.0 BY-LAW NO. L.S.P.-3441-366 City of London By-law No. L.S.P-3441-366 (Appendix A), which designated 1156 Dundas Street East under Part

IV of the Ontario Heritage Act provides a description of the property, a statement of cultural heritage value or

interest, and a list of heritage attributes.

The following outlines the details of the designating by-law.

4.1 Description of Property The property consists of a five story, “E” shaped, main building built in 1913 located at 1156 Dundas Street,

between McCormick Boulevard on the west and Ashland Avenue on the east in the City of London on Lots 98 -

106, Part Blocks B and F on Plan 494. Subsequent additions have been made to the original structure but the

designation statement does not apply to these with respect to architectural features.

4.2 Statement of Cultural Heritage Value or Interest Built as the McCormick’s Biscuit Company, this structure retains importance for its historic association with

Thomas McCormick and family who played significant roles in London’s economic and cultural development.

Architecturally, it is one of the few remaining examples of the early modern industrial style in London with some

unique features adding to its importance. Contextually, the former factory illustrates the relationship of the

building to the industrial growth of the city and the role the factory played for the east London community.

Thomas McCormick came to London from Ireland as a young man. In 1858, he opened a small shop on

Clarence Street and began to make and sell candy. Success forced a move to larger premises on Dundas

Street and then to Wellington and Dundas, the site, later, of Hotel London. McCormick Senior founded the

McCormick Retirement Home in London. In 1906, Thomas McCormick Sr. died and the business was taken

over by his sons, including Thomas Jr. By 1912, a larger and more efficient plant was needed. Thomas

McCormick Jr. largely designed the new plant after visiting over a hundred biscuit and candy factories in Europe

and the United States. What he, and the London architectural firm of Watt and Blackwell, created was

considered to be one of the finest and most sanitary factories in North America. In 1914, the new plant was

opened in East London on more than 100 acres of farmland, called Priests Swamp on old maps.

Constructed by the firm of Frost and Winchester, Windsor, the building featured the early use of the Kahn

System of reinforced steel encased in concrete in the London area. Albert Kahn was one of the great industrial

architects of the early 20th century and his brother, Julius, established the Trussed Concrete Steel Company in

Walkerville. Considered fireproof, its outside walls were faced with white glazed terra cotta, also relatively

unique in London. With windows making up about 68 per cent of the outside walls the plant was exceptionally

well lit and ventilated. It was described by the London Free Press as a “sunshine palace” and a company

brochure ‘Palace of Sweets”. The total floor space of almost 10 acres was occupied by as many as 1000

workers producing 135, 000 pounds of candy and 100, 000 pounds of biscuits in a regular working day.

The McCormick’s Factory was meant to be a model factory illustrating state of the art features of factory design

and included features such as the provision of a baseball park, bowling greens, a tennis court and croquet

grounds for the enjoyment of the workers.


June 23, 2015 Report No. 1419000-R01 33

In 1927, McCormick’s Ltd. amalgamated with D. S Perrin to form the Canada Biscuit Company. Thereafter the

ownership changed several times. Regardless of ownership, the factory remained a notable landmark in Old

East London and is one of several district structures exemplifying the industrial growth of the city into this area.

4.3 Heritage Attributes (Draft Revisions to the Previous Statement) Key exterior attributes that embody the cultural heritage value of the former McCormick’s factory as a unique

example of early 20th century industrial architecture in London include:

Rectangular massing set back approximately 18 m. from Dundas Street, with east and west pavilions of

four stories and the central projection of five stories; dimensionally, its length across the front, Dundas

Street, façade is approximately 109 metres, with a depth of varying dimensions, from 43 metres on the

west, to 34 metres in the centre. (Later additions to the original factory are not identified as having heritage

interest worthy of preservation.)

White cladding has been applied to define and delineate façade features including a pilaster like effect from

ground level to parapet line and to frame window openings on the front, east and west facades. The pattern

of the cladding is worthy of preservation in the event a substitute material is applied. Beneath the window

sills are rectangular panels with a slightly raised border.

Along the Dundas façade, window openings on each floor form a pattern of five openings on the east and

west bays, four between each bay, three in the central bay. One full opening is present on the sides of each

projecting bay with a smaller single window at the point where the bay meets the main structure.

A main entrance canopy is supported by chains; Box like pendants on the canopy feature the letters M and

C on the outer faces; secondary entrances to the east and west on the front façade have similar, but

smaller, canopies.


June 23, 2015 Report No. 1419000-R01 34

5.0 PROPOSED UNDERTAKING, IMPACTS, AND MITIGATION

5.1 Preliminary Design Concept The McCormick Building is located within the City of London’s McCormick Secondary Plan area. The

boundaries of this Secondary Plan correspond to the entire early 20th century industrial district that lies north of

Dundas Street. The purpose of the Secondary Plan is to establish a vision for the area and develop a new policy

framework, as necessary, to encourage the economic revitalisation of this area. The location, design and size of

the McCormick Building make it a logical structure to encourage revitalisation of the Secondary Plan area.

The Preliminary Design Concept prepared by the GSP Group for the City of London illustrates how the

McCormick Property could be redeveloped for apartments and senior housing with a small amount of office

space (Plan 1: GSP Preliminary Design Concept). The Preliminary Design Concept would accommodate the

retention of the following exterior attributes of the McCormick Building identified in the designation by-law

(Appendix A):

Rectangular massing set back approximately 18 m. from Dundas Street, with east and west pavilions of

four stories and the central projection of five stories;

White cladding has been applied to define and delineate façade features including a pilaster like effect from

ground level to parapet line and to frame window openings on the front, east and west facades.

Along the Dundas façade, window openings on each floor form a pattern of five openings on the east and

west bays, four between each bay, three in the central bay.

A main entrance canopy is supported by chains; secondary entrances to the east and west on the front

façade have similar, but smaller, canopies.

The Preliminary Design Concept proposes the addition of a 4-6 storey apartment block on top of the west half of

the original factory building.

Since the north facade of the historic factory is not identified as having heritage attributes, the scale and form of

the new buildings proposed north of the factory will not impact the historic character of the original building.

The Preliminary Design Concept demonstrates that the original 1913/14 facades along McCormick Blvd, Dundas

Street and Ashland Avenue could be retained. The 1913/14 Bakeshop and all subsequent additions to the

original factory construction are removed. The two exceptions are the post-1958, one storey addition to the front

facade at Ashland Avenue and the infilling of the gap between the McCormick Blvd wing and the centre wing.

5.2 Potential Impacts The Preliminary Design Concept does not provide details on the proposed architectural treatment of the

renovated McCormick/Dundas/Ashland street facades. There are three key components identified in the City’s

reasons for designation and confirmed in this HIS:

The conservation or replacement of the white cladding;


June 23, 2015 Report No. 1419000-R01 35

Window treatment for the replacement of the glass block glazing; and

The design/function of the three Dundas Street person entrances and the McCormick Blvd loading dock

doors.

5.2.1 White Cladding

Cracks, missing pieces and other visual characteristics of the white cladding indicate that at least some of the

cladding is near the end of its functional life. The condition of the cladding needs to be understood and

mitigation strategies prepared to repair or replace the cladding. The 1960s addition to the Dundas Street facade

provides an example of how a substitute material could be used in future renovations.

The inability to repair or appropriately substitute the finish may result in the loss of a distinctive architectural

element of the building. Rehabilitating the main building facades using other materials may be economically

viable.

Image 26: Original white cladding on left; 1960s cladding on right – new wing, east end

Office

Dundas Street

Albany Street

Gleeson Street

Sparton Street

Osborne Street

McC

orm

ick B

oulevard

Ashland A

venue

NOTE: This concept has been prepared for general feasibility purposes only.

Building code requirements and technical / architectural design have not

been addressed.

Seniors Apartment

4 Storey

Scale 1:2000

January 30, 2015

Project No.: 14117

Drawn By: S.L.

Preliminary

Design Concept

1156 Dundas Street, London

(80-175u)

On Existing 4 Storey Bldg.

4-6 Storey Apartment

Ground Floor Podium Parking

(50-70u)

3 Floors Approx. 70 Units

Legend

Parking

Access

Podium

Gleeson Street

McC

orm

ick B

oulevard

Multi-Use Trail

Townhouses

Apartments

Office

Number of Units: 391-506

Site Area: Approx. 5.3ha.

Townhouses: 43

Apartment: 348-463

Office GFA: Approx. 60,200sq.ft.

Apt.

6 Storey

(82 units)

Parking

Access

UG

Road Widening

Apt.

6 Storey

(66 units)


June 23, 2015 Report No. 1419000-R01 37

5.2.2 Window Treatment

Replacement of the windows may be required as part of the proposed undertaking. Replacement windows

should replicate the pattern and character of the original; multi-pane, thin-section steel mullion and muttons and

the opening louvers.

5.2.3 Entrance Doors

The Dundas Street façade contains three entrances. The Preliminary Design Concept depicts the area in front

of the main entrance door as a plaza that would enable the door to be functional. Ideally the glazed surround

should be restored/replicated. The stone steps may require stabilization and the canopy would need to be

restored.


June 23, 2015 Report No. 1419000-R01 38

6.0 RECOMMENDATIONS

6.1 Preamble to Recommendations This Heritage Impact Statement was prepared in support of an Official Plan Amendment (OPA) and Zoning By-

law Amendment (ZBA) for the subject property, which have been illustrated generally by the Preliminary Design

Concept. The Preliminary Design Concept provides the general built form pattern for the site and retains the

existing 1913/1914 portion of the building.

While the proposed OPA and ZBA are supportable in that they accommodate preserving the designated heritage

resource, a further evaluation is required at the detailed design stage to confirm. The below recommendations

should be explored and evaluated by the project designers and municipal staff through the Site Plan Approval

process in respect to detailed design of the elevations of the existing building and any additional storeys added

to the existing building.

6.2 Documentation Detailed photographic documentation of the property should be undertaken under optimal light conditions and

compiled into a formal report. The report and any subsequent documentation should be deposited with the

London Public Library “London Room Collection.”

6.3 Potential Impacts 6.3.1 White Cladding

The condition of the white cladding indicates that at least some of the cladding is near the end of its functional

life. The condition of the cladding needs to be understood and mitigation strategies prepared to repair or replace

it. The 1960s addition to the Dundas Street facade provides an example of how a substitute material could be

used in future renovations.

6.3.2 Window Treatment

Replacement windows should replicate the pattern and character of the original; multi-pane, thin-section steel

mullion and muttons and the opening louvers.

6.3.3 Entrance Doors

The main entrance door including the glazed surround should be restored/replicated. The stone steps may

require stabilization and the canopy would need to be restored.


June 23, 2015 Report No. 1419000-R01 39

7.0 SOURCES Books and Articles

“A notable Example of Factory Construction.” Construction: a journal for the architectural engineering and

contracting interests of Canada, April, 1916.105-111.

London And Its Men Of Affairs

“McCormick, Thomas;” DCB

McMullen, Barbara. “Canada’s Terra Cotta Architecture: An Invisible, Handcrafted Legacy.” Heritage. Vol. 11.

No. 47, 2008.

Noon, Alan East of Adelaide,1989

“Recent Industrial Buildings” Construction a journal for the architectural engineering and contracting interests of

Canada, 1918 vol 11, p.158

Tyrrell, Henry Grattan. A Treatise on the Design and Construction of Mill Buildings. Chicago: Myron C. Clark

1911

––– Engineering of Shops and Factories. New York: McGraw-Hill, 1912

Ward, Stephen V. Selling Places; the Marketing and Promotion of Towns and Cities 1850-2000. Routledge:

New York, 1998.

Maps

City of London, Atlas of Canada 1906 1915

London Topographical map surveyed 1926, printed 1928

London Public Library, London Room

Fire Insurance Plans City of London

London Free Press, London Ontario Canada, 1914.

McCormick A Trip Through the Palace of Sweets, 1916

Through the years with McCormick’s 1952.

Typescript photocopy McCormick vertical fine

Online

Britain’s Biggest Baker - George Weston Limited official history pdf – online


June 23, 2015 Report No. 1419000-R01 40

City of London McCormick Area Study: Background Information, Phase One City of London Planning Division,

June 2010, p13

U S. National Parks Service

Interpreting the Secretary of the Interior’s Standards for Rehabilitation

< http://www.nps.gov/tps/standards/applying-rehabilitation/standards-bulletins.htm>

New Infill for Historic Loading Door Openings, ITS Number 16 (2000)

Retaining Industrial Character in Historic Buildings. ITS Number 55 (2009).

Subdividing Significant Historic Interior Spaces ITS Number 44 (2007)

Treatment of Interiors in Industrial Buildings. ITS Number 15 (2000).

Preservation Briefs

< http://www.nps.gov/tps/how-to-preserve/briefs.htm>:

The Preservation of Historic Glazed Architectural Terra-Cotta” Number 7 (1979)

The Use of Substitute Materials on Historic Building Exteriors, Number 16 (1988).


June 23, 2015 Report No. 1419000-R01 41

GOLDER ASSOCIATES LTD.

Michael Greguol, M.A. Carla Parslow, Ph.D. Cultural Heritage Specialist Associate, Senior Archaeologist

CAA/MG/CP/cr/ly

Golder, Golder Associates and the GA globe design are trademarks of Golder Associates Corporation.

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lyildiz

Carla Parslow

lyildiz

Michael Greguol


June 23, 2015 Report No. 1419000-R01

APPENDIX A City of London By-Law No. L.S.P.-3441-366

LRO # 33 Applic n Register Bylaw Receipted as ER959676 on 2014 1118 at 15:10

The applicant(s) her yap lies to the Land Registrar. yyyy mm dU Page 1 of 4

Properties

PIN 08289 - 0039 LI

Description BLOCK E’ PLAN 494; TOGETHER WITH EL28953 LONDON/LONDON TOWNSHIP

Address LONDON

PIN 08289 - 0059 LT

Description LOTS 98 TO 106 & BLK F PL 494, LONDON/LONDON TWP

Address LONDON

PIN 08289 - 0060 LT

Description PART OF GLEESON STREET, PLAN 494(C), CLOSED BY BY-LAW ER171498,DESIGNATED AS PART 2, 33R-1 4929; LONDON

Address LONDON

Applicant(s)

This Order/By-law affects the selected PINs.

Name THE CORPORATION OF THE CITY OF LONKDON

Address for Service P. 0. Box 5035, London ON N6A 4L9

This document is being authorized by a municipal corporation Denise Brown, Acting Mayor, Catharine Saunders, City Clerk.

This document is not authorized under Power of Attorney by this party.

Statements

This application is based on the Municipality By-Law No. LSP-3441-366 dated 2014/11/11.

Schedule: See Schedules

Signed By

David Mounteer 300 Dufferin Ave SuitelOl4, P.O. acting for Signed 2014 11 18Box 5035 Applicant(s)LondonN6A 4L9

Tel 519-661-4940

Fax 5196615530

I have the authority to sign and register the document on behalf of the Applicant(s).

Submitted By

CITY OF LONDON 300 Dufferin Ave SuitelOl4, P.O. 2014 11 18Box 5035LondonN6A4L9

TeL 519-661-4940

Fax 5196615530

I Fees/Taxes/Payment

Statutory Registration Foe $60.00

Total Paid $60.00

Bill No. 5112014

By-law No. L.S.P.-3441-366

A by-law to designate 1156 Dundas Street to be ofhistorical and contextual value or interest.

WHEREAS pursuant to the Ontario Heritage Act, R.S. 0. 7990, C. 0.18, theCouncil of a municipality may by by-law designate a property including buildings and structuresthereon to be of historic and contextual value or interest;

AND WHEREAS notice of intention to so designate the property known as 1156

Dundas Street has been duly published and served and no notice of objection to suchdesignation has been received;

THEREFORE the Municipal Council of The Corporation of the City of Londonenacts as follows:

1. There is designated as being of historical and contextual value or interest, the

real property at 1156 Dundas Street, mote particularly described in Schedule “A” attachedhereto, for the reasons set out in Schedule “B” attached hereto.

2. The City Clerk is authorized to cause a copy of this by-law to be registered uponthe title to the property described in Schedule “A” hereto in the proper Land Registry Office.

3. The City Clerk is authorized to cause a copy of this by-law to be served upon theowner of the aforesaid property and upon the Ontario Heritage Foundation and to cause noticeof this by-law to be published in The Londoner, and to enter the description of the aforesaidproperty, the name and address of its registered owner, and short reasons for its designation inthe Register of all properties designated under the Ontario Heiilage Act.

4. This by-law comes into force and effect on the day it is passed.

PASSED in Open Council on November11, 2014.

ii’—

/Denise BrownActing Mayor

Catharine SaundersCity Clerk

First Reading —November 11,2014Second Reading — November11, 2014Third Reading — November11, 2014

SCHEDULE “A”To By-law No. LS.P.-3441-366

All of Block “B” on Registered Plan 494(C) in the City of London and County of Middlesex.;

Part of Gleeson Street on Registered Plan 494(C) (closed by Instrument ERJ71 498 registeredon July 11, 2002) in the City of London and County of Middlesex designated as Part 2 onReference Plan 33R-14929.

and

All of Lots 98 to 106 and all of Block F” on Registered Plan 494(C) in the City of London andCounty of Middlesex.

SCHEDULE “B”To By-law No. L.S.P.-3441 -366

Reasons for Designation

Description of Property

The property consists of a five story, “E” shaped, main building built in 1913 located at 1156Dundas Street, between McCormick Boulevard on the west and Ashland Avenue on the east inthe City of London on Lots 98 -106, Part Blocks B and F on Plan 494. Subsequent additionshave been made to the original structure but the designation statement does not apply to thesewith respect to architectural features.

Statement of Cultural Heritage Value and Interest

Built as the McCormick’s Biscuit Company, this structure retains importance for its historicassociation with Thomas McCormick and family who played significant roles in London’seconomic and cultural development. Architecturally, it is one of the few remaining examples ofthe early modern industrial style in London with some unique features adding to its importance.Contextually, the former factory illustrates the relationship of the building to the industrial growthof the city and the role the factory played for the east London community.

Thomas McCormick came to London from Ireland as a young man. In 1858, he opened a smallshop on Clarence Street and began to make and sell candy. Success forced a move to largerpremises on Dundas Street and then to Wellington and Dundas, the site, later, of Hotel London.McCormick Senior founded the McCormick Retirement Home in London. In 1906, ThomasMcCormick Sr. died and the business was taken over by his sons, including Thomas Jr. By1912, a larger and mote efficient plant was needed. Thomas McCormick Jr. largely designedthe new plant after visiting over a hundred biscuit and candy factories in Europe and the UnitedStates, What he, and the London architectural firm of Watt and Blackwell, created wasconsidered to be one of the finest and most sanitary factories in North America. In 1914, thenew plant was opened in East London on mote than 100 acres of farmland, called PriestsSwamp on old maps.

Constructed by the firm of Frost and Winchester, Windsor, the building featured the early use ofthe Kahn System of reinforced steel encased in concrete in the London area. Albert Kahn wasone of the great industrial architects of the early twentieth century and his brother, Julius,established the Trussed Concrete Steel Company in Walkerville. Considered fireproof, itsoutside walls were faced with white glazed terra cotta, also relatively unique in London. Withwindows making up about 68 per cent of the outside walls the plant was exceptionally well litand ventilated. It was described in company brochures as a “sunshine palace” and a ‘Palace ofSweets”. The total floor space of almost 10 acres was occupied by as many as 1000 workersproducing 135, 000 pounds of candy and 100, 000 pounds of biscuits in a regular working day.

The McCormick’s Factory was meant to be a model factory illustrating state of the art features offactory design and included features such as the provision of a baseball park, bowling greens, atennis court and croquet grounds for the enjoyment of the workers.

In 1927, McCormick’s Ltd. amalgamated with D. S Perrin to form the Canada Biscuit Company.Thereafter the ownership changed several times. Regardless of ownership, the factoryremained a notable landmark in Old East London and is one of several district structuresexemplifying the industrial growth of the city into this area.

Heritage Aftributes(Draft Revisions to the Previous Statement)

Key exterior attributes that embody the cultural heritage value of the former McCormick’s factory

as a unique example of early 20th century industrial architecture in London include:

Rectangular massing set back approximately 1$ m. from Dundas Street, with east and west

pavilions of four stories and the central projection of five stories; dimensionally, its length

across the front, Dundas Street, façade is approximately 109 metres, with a depth of varying

dimensions, from 43 metres on the west, to 34 metres in the centre. (Later additions to the

original factory are not identified as having heritage interest worthy of preservation.)

• White cladding has been applied to define and delineate façade features including a pilaster

like effect from ground level to cornice line and to frame window openings on the front, east

and west facades. The pattern of the cladding is worthy of preservation in the event asubstitute material is applied. Beneath the window sills are rectangular panels with a slightlyraised border.

• Along the Dundas façade, window openings on each floor form a pattern of five openings onthe east and west bays, four between each bay, three in the central bay. One full opening ispresent on the sides of each projecting bay with a smaller single window at the point wherethe bay meets the main structure.

• A main entrance canopy is supported by chains; Box like pendants on the canopy featurethe letters M and C on the outer faces; secondary entrances to the east and west on thefront façade have similar, but smaller, canopies.

Golder Associates Ltd.

309 Exeter Road, Unit #1

London, Ontario, N6L 1C1

Canada

T: +1 (519) 652 0099

McCormicks Factory 1156 Dundas Street London, Ontario

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