NOTL heritage at risk with hotel plan: Critics
A proposal to expand a luxury hotel on Queen Street in Niagara-onthe-Lake that would require several surrounding properties got a thumbs up from half of the speakers at a public meeting Monday — but there was also some vehement opposition against it.
Two representatives of David Jones, who owns 124 on Queen Hotel and Spa, spoke about his company’s plans to add 34 units to the hotel, build an underground parking garage for 68 vehicles and construct a garden in the courtyard.
The application by PennCapital Holdings Inc. seeks official plan and zoning bylaw amendments that encompass nine properties — four on Queen Street, four on Johnson Street, one on Victoria Street. That would change the rear portion of the site from established residential to open space with an exception for the commercial uses for the hotel rooms and underground garage.
The company had originally planned to build 12 townhouses on the site, but there was a lot of opposition from neighbouring residents. Consequently, PennCapital Holdings decided to pursue the hotel expansion proposal instead.
The company’s architect, Nick Yamich, said there were concerns expressed at meetings with neighbours and the municipal heritage review committee that the design of the hotel was too large and imposing. Revised plans have lowered the height of the building to two storeys and incorporated various types of building materials and varied roof lines.
Johnson Street resident Brodie Townley, who said he represents an association of neighbours in the area, spoke in favour of the application.
“With the ongoing stance of the Ontario Municipal Board, it is very unlikely that nothing would be built on this land,” he said. “The townhouses would have been much more intrusive.”
He said Jones has met with the neighbours several times and has been very cooperative. However, Townley said he would prefer to see the entrance for the underground parking and the location of waste containers moved to Gate Street from Victoria Street.
“I really feel that this is a positive thing,” said Gary Weigandt, another Johnson Street resident, referring to a park-like buffer zone that would be created behind his property, rather than housing.
Selena Appleby, who lives next door to the proposed development on Victoria Street, told councillors she has “deep, deep concerns” about the effect of the vibrations during construction on her home.
She said her historical house would be at risk of being damaged and called these types of homes “the fabric of the town.”
“This fabric is slowly being eroded by these grandiose schemes of overbuilding,” said Appleby.
Gracia Janes, president of the Niagara-on-the-Lake Conservancy, called the idea of extending commercial use of property into the residential area of the Queen-Picton Heritage District “to be a classic case of block-busting.”
She said the development would infringe on properties on the fourstreet block, damage historic green space and it runs counter to good heritage planning principles.
Janes said concerns of several neighbours also include the chaos of excess traffic, impact on drainage by the underground garage, and the height of the hotel which she called “an eyesore.”
“Additionally, if accepted by council, this proposal will set a precedent and be particularly harmful to the town’s attempts to protect this long-standing heritage district,” she added.
King Street resident Jim Alexander said the application makes “absolutely no sense.”
“The OMB has become our enemy,” he said, calling the application “planning by threatening” that something else could be built if it were turned down.
“There shouldn’t be a building there at all,” said Alexander. “It’s totally against what the heritage district stands for.”
He added that if the developer starts digging around Appleby’s house next door “it’s going to fall down.”
A staff report is expected on the application sometime in the new year. Council will then make a decision on whether to approve the requested changes to the town’s official plan and zoning bylaw.