Heritage Alterations

This Section includes the following design guidelines:

• Heritage Definitions
• Alteration Guidelines
• Submissions To Heritage Advisory Committee
• Building Conservation Standards
• Signage on Heritage Properties

If you have any questions, please contact the Heritage Property Program Staff directly or write to us at the following address:

Heritage Definitions

Conservation is a general term used to describe any action that ensures the retention and continued use of municipally registered heritage properties.

More specific terms are defined below in an order which signifies the degree to which the existing building is changed. "Retention" means simply to protect a building from the elements. Examples of retention would be closing in window and door openings with plywood to prevent deterioration. "Reconstruction" is the other end of the conservation spectrum and involves rebuilding in whole or in part a building previously demolished.

These definitions are based on those found in the Oxford English Dictionary (1989):

• Building Retention

A minimum degree of exterior alteration to stabilize a building and prevent further deterioration created by weather intrusion and vandalism.

• Building Restoration

A moderate degree of exterior alteration, including the replacement of inappropriate or lost features to reflect the believed appearance at a particular date or period of time.

• Building Rehabilitation

A substantial alteration to accommodate new or combined uses, while retaining the historic exterior building appearance.

• Building Reconstruction

New construction to replicate an original wall or part of a property that has been removed or demolished.

The Nova Scotia Heritage Property Act allows the Province and Municipalities to identify and protect structures of heritage significance. Within the Halifax Regional Municipality (HRM), By-Law H-200 permits the establishment of a Heritage Advisory Committee, a registry of heritage properties and a process to review any alteration to a registered building or site. The process is administered by the Heritage Property Program under HRM’s Planning & Development Services Department.

All applications to alter a registered heritage property are made to Development Services. Staff will review each application and determine the level of review required based on the nature of the alteration. This process is explained in detail below. Since the review may require input from either the Heritage Advisory Committee or Regional Council, the time line to process such applications must reflect their respective schedules.

The design review process developed under the Heritage Property Program defines the specific level of review for alterations. The three levels of review are as follows;

Level One - Heritage Staff Review

All exterior alterations to a municipal registered heritage property (ranging from, but not limited to, paint color, window replacements, re-roofing, and signage) must be reviewed by the Heritage Office. Staff will review the proposed alteration considering the period of construction and style⁽¹⁾ of the building. Where Council-approved guidelines exist (such as the Building Conservation Standards and the Signage on Heritage Properties: Six Basic Principles)⁽²⁾, these will also be consulted. Alterations that comply with the date of construction and style (or meet Council guidelines) will be reviewed for approval (or rejection) by heritage staff typically within 14 days.⁽³⁾ Where an application does not meet these criteria, it will be forwarded to the Heritage Advisory Committee for review.

1. For style identification, see Houses of Nova Scotia by Allen Penny.

2. The approval letter for each review will be copied to HAC .

3. The approval letter for each review will be copied to HAC.


Level Two - Heritage Advisory Committee Review

An application for an alteration that changes the massing of the building, or uses non-traditional material, or does not meet the Council-approved guidelines will be forwarded to the Heritage Advisory Committee for review and recommendation to staff. A decision by staff will usually be made within 30 days of receipt of a completed application.

Where the committee does not recommend approval, the application may be forwarded to Regional Council for review.

Level Three - Regional Council Review

Where an application is made for the following substantial alterations, the application will be reviewed by staff and the Heritage Advisory Committee and forwarded to Regional Council:

• Demolition Applications
• Subdivision Applications
• Construction of New Detached Buildings
• Construction of Additions

4. The approval letter for each review will be copied to HAC.

If you have any questions, please contact the Heritage Property Program Staff directly or write to us at the following address:

Submissions To Heritage Advisory Committee

Where an application is reviewed by the Heritage Advisory Committee the following plans, drawings and photographs should be provided:

• Provide a site plan showing existing building and location of proposed building alterations (suggested scale 1" = 20').
  
• Provide one elevation drawing for each facade to be altered (suggested scale 1" = 4'), indicating size, type and quality of proposed materials and their colours.
  
• If requested, the applicant may also be asked to provide a perspective drawing.
  
• Provide current photographs of the building (preferably in colour) which show the area where the proposed alteration will take place.
  
• If available, please provide historical photographs of the building. These are often available at the Public Archives of Nova Scotia on University Avenue, Halifax.

Applicants are encouraged to give consideration to the following questions prior to submitting an application:

• Have you considered design alternatives for the current project? Do you have comparative cost estimates for different materials or design options?
  
• Do you know of any other information that would assist the committee in making their decision?

BUILDING CONSERVATION STANDARDS

The following standards will be used to assess all applications for property alteration and financial assistance. The historic character of a heritage resource is based on the assumptions that (a) the historic materials and features and their unique craftsmanship are of primary importance and that (b) in consequence, they are to be retained, and restored to the greatest extent possible, not removed and replaced with materials and features which appear to be historic, but which are in fact new.

1. The property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building, its site and environment.
   
2. The historic character of the property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize the property shall be avoided.
   
3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding hypothetical features or architectural elements from other buildings, shall not be undertaken.
   
4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
   
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize the property shall be preserved.
   
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old design in colour, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
   
7. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials, shall not be used.
   
8. Significant archaeological resources affected by the project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
   
9. New additions, exterior alterations, or related new construction shall not destroy materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
   
10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
    
    

    The above-noted standards are based on the Conservation Standards used by the United States Secretary of the Interior (36 CFR 67) (1991). They are generally in keeping with most Conservation principles, including the Venice Charter (1964).

Signage on Heritage Properties: Six Basic Principles Introduction

Signage on registered heritage properties should be in keeping with the style, age and character of the building or streetscape. There is a special opportunity to create signs which make a positive impression for a business, and are appropriate on a historic building. Listed below are the six basic principles which will be utilized by the Heritage Advisory Committee when reviewing signage applications.

Detailed guidelines for residential, commercial and corporate signage and awnings are presently being developed. Applicants are encouraged to review these detailed guidelines before making an application for any specific situations. All applications should include drawings or sketches.

1. Design

A good sign enhances the architecture of a building. No sign should conceal or alter architectural elements. Original architectural elements are of prime importance on registered heritage properties and take precedence over the requirements of modern commercial signage. Identification, not advertising, is to be the primary reason for placing signs on heritage buildings. Corporate signage may need to be adapted to become sympathetic to a heritage building. Applicants are encouraged to consult with heritage and design professionals when planning signage.



1. Materials and Construction

Historically, appropriate materials in the Halifax Regional Municipality are typically those that were in use in the 19^th century, such as wood for signs and canvas for awnings.


2. Signage

The size of signage should be scaled to the requirements of pedestrian viewers, and logos and lettering should not exceed 18" in height.


3. Colour

Colour should complement the existing colour of building materials and be suitable for the type of business it identifies. For example, the colour scheme of all signage should incorporate one or more of the colours of original building materials that can be seen on the building facade.


4. Installation

The following types of installation are generally appropriate for heritage properties:
1. Wall signage fixed flat to the building Projecting signage Street numbers painted on glass transoms
2. Signage painted or etched on display windows



5. Lighting

Lighting for signage on heritage buildings should be designed to complement the architectural features of the building. Accordingly, it is recommended that the following design guidelines be adhered to by applicants.

6. Choose designs that are period correct Select incandescent bulbs Try to shield the bulb
   
   
7. Place the light source directly above flat signs or slightly to the left or right of projecting signs

Reference

There are several excellent publications relating to signage. Please contact the Heritage Property Program staff for further information. Municipal by-laws limit such elements as the maximum size of signs, their placement above the sidewalk, and yearly fees.