BUYING BIG
Taking a gamble with Rockcliffe Park real estate
It’s not often a piece of real estate in Ottawa’s exclusive Rockcliffe neighbourhood is up for sale. So when 580 Mariposa Ave. hit the market at about $1 million, two local builders jumped at the opportunity.
It was a gamble, they’ll admit, but it has good odds.
Daniel Ladouceur and Michael DePalo are co-owners of Novera Homes, a high-end custom home builder. They boast more than 30 years experience in building, but agree that working in an established neighbourhood like Rockcliffe is a situation unlike any other.
“It is different than any other neighbourhood in the city. There is a lot of history, a lot of notable architecture and we want to maintain that,” said DePalo. “We really want to (build) something that adds to the community, not takes away from it.”
Rockcliffe Park was established in 1864, predating Canadian Confederation, and was an independent municipality until amalgamation with the City of Ottawa in 2001. It is one of 18 designated Heritage Conservation Districts in the city and is renowned for its winding streets and park-like setting.
Property owners looking to alter or demolish a property in Rockcliffe Park must first obtain a heritage permit through the City of Ottawa. Before doing so, applicants are encouraged to consult with the Heritage Committee of the Rockcliffe Park Residents Association.
Ladouceur and DePalo were successful in obtaining a permit for the Mariposa demolition, but if they had been refused, their million-dollar investment could have been at stake.
Earlier in 2017, Novera Homes completed a renovation of another Rockcliffe Home located at 263 Soper Place. The team was familiar with the process and made sure to consider all recommendations in the Rockcliffe Park Heritage Conservation District Plan before seeking approval.
“We’ve had clients come to us in the past who have tried to build in Rockcliffe Park and were refused because they didn’t understand what the rules and regulations were,” said Ladouceur.
It’s not only time and money wasted, but also a risk to your reputation, he said.
Each house has unique heritage characteristics, which influence the city’s decision to grant a permit. For the Mariposa lot, the environmental characteristics were the primary concern because mature trees surround the property, explained DePalo.
In order to ensure both the city and the community would support their plans, the team committed to protecting the rich landscape.
“When we excavated, some of the roots were exposed on the trees, so we covered them and watered them three times a day to protect them and ensure none would die during the construction process,” said DePalo.
They expect construction to be completed by the summer. The home has been nicknamed a “House in the Park” because of its outdoor-indoor integration. For example, a strip of windows was added above the perimeter of the house to view the tree canopy.
The heritage plan was approved by city council in 2016 and is currently under appeal, but city heritage staff is using the plan as policy.
“As long as people abide by the heritage plan, then we think Rockcliffe will continue to survive the way it is,” said Susan d’Aquino, board member of the Rockcliffe Heritage Association. “Now is this easy? No.”
The neighbourhood has long been a battleground where residents, like d’Aquino, fight tirelessly to preserve the character of the Rockcliffe community. While the residents association offers advice to the city on potential projects, city council ultimately has the final say.
In 2017, for example, the community association argued against the demolition of 270 Buchan Rd., which is a home with significant heritage value. When the file went to city council, after the first ap- plication was denied by the built heritage subcommittee, it resulted in an hour-long debate between councillors.
Ultimately, the city upheld the heritage plan by banning the demolition, but it was a close call with avoteof13-10.
“It’s the community who knows best what constitutes the heritage of the area they live in,” she said. “If one destroys its history or evidence of its history, what are we as people? These things that have been created in the past — that have artistic and esthetic merit and beauty to them — are worth preserving.”
D’Aquino said the Novera Homes projects prove you can build new homes or renovate existing ones, while keeping with the character of Rockcliffe.
It is different than any other neighbourhood in the city.