CONSERVATION OF HERITAGE

BUILDINGS AND URBAN

REVITALIZATION

A CASE STUDY OF STEPEHN AVENUE

ABSTRACT “Development of key service industries offers the

greatest opportunity for enlivening Downtown

Calgary, Stephen Avenue with its older buildings, retail

and cultural facilities, and pedestrian atmosphere has

the potential to develop a distinctive address” (City of

Calgary downtown planning division, 2004).

Oghenetega Odogu EVDS 627, FALL 2014

oghenetega odogu O.O

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1: INTRODUCTION

Thatched buildings and sandstone churches replaced by concrete edifices, traditional and

cultural practices etched into the architecture of buildings destroyed; history lost and most

times forgotten. The heritage of my hometown lost in the midst of new structures, no trace of

the people who have lived, of the dealings of their everyday life or how we came to be where we

are now, this occurring because there is no awareness of the how the conservation of our

heritage can be used to revive our dying communities and bring about growth and

development.

Urban areas are constantly seeking for ways to develop and increase revenue which in turn will

allow for more development, as a result urban revitalization is always an objective of urban areas.

The focus of urban revitalization is often in the urban core where there is usually a large

concentration of heritage buildings - as most urban cores are where cities started from- therefore

the tendency for heritage buildings to be replaced by new structures is always high. Dealing with

the valued legacy of the past is a challenging problem for many cities (Heath, Tanner and Steve,

2013) this is because heritage conservation has been related to gentrification and other urban

problems. Gentrification as defined by Kennedy & Leonard, is the process by which higher income

households displace lower income residents of a neighborhood, changing the essential character

and flavor of that neighborhood (Austrom, 2006), also commercial displacement occurs when

local business are forced out due to rising rental costs (Austrom, 2006). It has also been argued

that heritage conservation is not economically profitable since restoration of heritage buildings

is more expensive than constructing new ones. Others argued that the rehabilitation and

maintenance of heritage buildings is a continuous process thereby always encoring expenses;

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others argue that it is a form of social injustice since heritage conservation policies provides loans

and incentives to owners of heritage buildings, preventing others from owning property in

heritage conservation areas; still others argue that it inhibits development by focusing on the

restoration of old structures. Others argue that since history is made by everyone in every time,

sticking only to a period of time means that some history is lost by preventing the construction

of new structures. Other arguments is as regards to the difficulty of incorporating the old with

the new, of blending what was and what is, of finding new uses for old buildings and land use

changes (for example from residential to commercial). The progression from conserving single

heritage buildings to conserving large areas which are known as heritage districts also incurs

more expenses for both communities and property owners. According to Ashworth and

Tunbridge, conferring of such status (heritage conservation districts) contains an open ended

permanent commitment to the maintenance, renovation and rehabilitation of the area as a

whole (Heath, Tanner and Steve, 2013). In spite of the above criticism of heritage conservation

various countries in the world have dedicated huge amount of resources and time into heritage

conservation and have designated portions of their urban areas as heritage conservation

districts. The mentioned criticisms have prevented communities from practicing heritage

conservation. This study will show that in spite of these criticisms, heritage conservation can play

a role in urban revitalization.

1.1: SCOPE OF STUDY

To prove that heritage conservation can play a role in urban revitalization, this study will answer

the following questions: What is urban revitalization? What is heritage conservation? What are

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the benefits of heritage conservation? How can these benefits be used to achieve urban

revitalization?

In this study, heritage conservation or preservation will be used to refer to the conservation of

heritage buildings. Secondly, the following words will be used interchangeably: ‘heritage’ and

‘historic’; ‘revitalization’ and ‘regeneration’; ‘urban revitalization’ and ‘urban regeneration’;

‘conservation’ and ‘preservation’.

2.1: URBAN REVITALIZATION

Urban revitalization can be defined as “a comprehensive and integrated vision and action to

address urban problems through a lasting improvement in the economic, physical, social and

environmental conditions of an area” (Roberts and Sykes 2000). Urban revitalization is a tool used

to combat urban degeneration which is mainly caused by people’s desire to move out of urban

areas because of the negative aspects of living in a city such as congestion, pollution and crime.

This desire for people to live outside of urban areas resulted in the suburban trend which was

increased by the introduction of the automobile and construction of roads. As a result of this, the

population of urban areas was at a steady decline causing a reduction in businesses incomes,

resulting in loss of jobs, reduced tax revenues, abandoned buildings, relocation of business and

relocation of labor to places of job opportunities. Urban areas tried to prevent urban

degeneration through intensive urban revitalization projects, old buildings were torn down to

make room for newer and more modern structures that will depict stability and success, new

highways constructed and older ones made wider to allow for more vehicular movement, all in a

bid to attract businesses and investors which will create new jobs, increase household income

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and spending and also increase tax revenue. According to Gale, as central city urban renewal and

highway construction removed thousands of older structures during the 1950s and 1960s, a

growing appreciation arose for the historic and cultural legacies being destroyed (Gale, 2001).

This resulted in efforts being made by individuals and communities to preserve their heritage

buildings leading to heritage conservation. What then is ‘Heritage conservation’?

2.2: HERITAGE CONSERVATION

The word heritage can be defined as a “buildings or groups of buildings that are deemed to have

heritage value due to significant architectural features or to their association with significant

people or events” (City of Ontario). Conservation on the other hand, can be defined as

“Preservation or restoration from loss, damage, or neglect” (www.yourdictionary.com).

Therefore, heritage conservation can be defined as the preservation or restoration of heritage

buildings from loss, damage or neglect. The preservation of single heritage buildings slowly

transformed into preservation of groups of buildings in their original context in areas called

Heritage Conservation Districts (HCD’s). HCD’s can be defined as “districts or areas designated by

a governing body as being culturally or historically significant, or embodying distinctive

characteristics of a period, method of construction, or inhabitants” (Art & Architecture Thesaurus

Online). Heritage conservation districts are protected at either the municipal, provincial or

national level.

Heritage conservation is now a common practice in various countries around the world, for

example the UK (Britain and Ireland), France, India, Italy, Netherlands, Turkey, Portugal, china,

Spain, Japan, Australia, the US and Canada .These countries have heritage conservation districts,

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for example the Marais Quarters in Paris, France; Queens Street in Toronto, Ontario; Old Town

in Alexandria, Virginia; The Strand in Galveston, Texas; The Historic District in Savannah, Georgia;

Pioneer Square in Seattle, Washington; City Center of Quito in Ecuador; Old Medina in Tunis and

Stephen Avenue in Calgary.

2.3: BENEFITS OF HERITAGE CONSERVATION

There are various benefits of heritage conservation. They include: source of pride to

communities, creates a sense of place, aesthetic value, generates tourist income, a source of

historic education, creates jobs, enhances local culture, encourages local businesses, encourages

sustainability and smart growth, increases land value and increases household income. Most

importantly is the economic benefit of heritage conservation. For example, in the west bank of

Palestine, for every heritage rehabilitation project that costs $100,000, 3000 to 3500 jobs are

created, and 70% of all total expenditure is spent on labor (Rypkema, 2008). This increases

household income, standard of living, the ability to spend and revenue generated from income

and sales tax. The rehabilitation of heritage buildings also creates more jobs than new

construction, according to Rypkema, in Tennessee United States, a million dollars spent on new

construction generates 36.1 jobs but a million dollars spent on heritage conservation or more

specifically on rehabilitation of heritage buildings creates 40 jobs (Rypkema, 2008). This is

because rehabilitation is more labor intensive, it requires the input of many professionals and

skilled men. Heritage conservation has also caused old jobs to be reinstated into the work force

as materials used in the construction of heritage buildings are different from those used in

modern buildings therefore requiring specific knowledge of the material and how it can be

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rehabilitated and maintained. In some countries a significant proportion of their workforce is

employed in the heritage conservation sector. In England an estimate of 86,000 people are

employed in the historic conservation sector and in France 40,000 craftsmen are employed in the

preservation of cultural heritage which includes repairs and maintenance of heritage buildings

(Rypkema, 2008). The United States has a huge heritage conservation program called the ‘Main

Street Project’. Founded in 1980, it has carried out over 2000 heritage conservation projects in

communities in all 50 US states. The reinvestment returns to each community is a clear proof of

the benefits of heritage conservation. According to the national main street center reinvestment

statistics for 2013, the total dollars reinvested from public and private source was $59.6 billion;

number of buildings rehabilitated was 246,158; number of jobs created was 502,728; gain in

businesses was 115,381 and finally the reinvestment for every dollar spent on rehabilitation was

$33.28 (source: http://www.preservationnation.org/).

Although there are significant economic benefits to be gained from heritage conservation as seen

above, the main reason for heritage conservation and the establishment of heritage conservation

districts is to preserve community heritage.

3: CASE STUDY – STEPHEN AVNUE HERITAGE CONSERVATION DISTRICT

Stephen Avenue Heritage Conservation District is a portion of what is now called 18th Avenue

South West, in downtown Calgary. 18th Avenue was formally called Stephen Avenue before

street names were changed to numbers.

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3.1: HISTORY

Preserved for over a 100 years, the history of Stephen Avenue is tied to the coming of the

Canadian Pacific Railway (CPR) and to the history of Calgary as a town. Named after George

Stephen, president of the CPR, Stephen Avenue was the commercial center of the new and

growing Calgary. In December 1883 the first lots of 25’ by 130’ were sold on Stephen Avenue. In

1884 Calgary was incorporated as a town. That same year, construction began and 30 buildings

were constructed on Stephen Avenue. On the night of November 7th, 1886, Calgary was struck

by fire and 70 buildings were burnt down between 7th and 8th Avenue. As a result of the fire the

buildings which replaced those destroyed were made out of sandstone which is a more durable

building material. Calgary was called ‘The Sandstone City’ because majority of buildings in

downtown Calgary at that time were made from sandstone. In 1929, construction on the Stephen

Avenue slowed down, only government establishments and banks such as the Bank of Nova

Scotia and Bank of Montreal continued construction. Construction finally came to a standstill in

1946 as building material and workers were needed in World War II. After the war rehabilitation

started on Stephen Avenue and has continued over time. On July 19, 2002 a portion of Stephen

Avenue was declared a national historic district by the Historic Sites and Monuments Board of

Canada and over 30 buildings were designated as part of the district (Source: Historic Downtown

Calgary).

3.2: BUILDING AND ARCHITECTURE

The buildings on Stephen Avenue Heritage Conservation District were constructed between 1887

and 1930, the first of them being the Alberta Hotel which was constructed in 1888, the first

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sandstone building in Calgary. Other buildings includes: Hudson’s Bay Company Store #3 (1890),

Ward Block (1898), Ashdown’s Hardware (1891), Macnaghten Block (1888), Lineham Block

(1889), Calgary Herald Block (1887), Bank of Nova Scotia (1904), Molson’s bank (1911), Tribune

Block (1892), Calgary Cattle Co. (1903), Calgary Milling Company (1902), Criterion Block (1889),

Jacques Jewelry Store (1893), Clarence Block (1901), Norman Block (1905), Bank Of Nova Scotia

(1930), Pain Block (1885), Alberta Hotel (1888), Bank Of Montreal (1929), Central Methodist

Church (1905), Hudson Bay Company #4 (1911), Alberta Block (1903), Hull Block (1901), Leeson

And Lineham Block (1910), Palace Theater (1921), Mackay & Dippie Block (1909), Turner Hicks

Block (1907), Kraft Building (1907), and Macpherson Fruit Company (1906) (Source: Historic

Downtown Calgary).All the buildings are between 2 to 4 stories which is typical for the era in

which they were built. The major material of the buildings is sandstone, others include brick,

granite, steel and marble. The styles of these buildings ranges across Victorian, Edwardian

Classical, and Neo-classical.

3.3: REHABILITATION OF STEPHEN AVENUE

Stephen Avenue saw a decline in commercial activities as a result of the ups and downs in the

economy of Calgary and other factors such as suburbanization. Stephen Avenue changed from a

busy main street in the 1890s to one characterized by neglect in the 1980s (Mcculloch and

Wappel, 1988). The decline in commercial activities on the avenue prompted merchants and

members of the community to request a revitalization of the avenue to bring it back to its former

status as the core commercial district of the downtown area. There were different studies carried

out to determine the best way to design the avenue to attract business and investors. Architects

and urban designers were called in to determine how best to improve the area without altering

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the features of the buildings. The cost for the revitalization of Stephen Avenue was to be shared

by the City and the business merchants on Stephen Avenue on a 50/50 basis. The cost of

improvement was estimated at $4,461,502 (August 1988 pricing) (Mcculloch and Wappel, 1988).

The cost covered: demolition; base, block and brick work; special bases to fitting; street furniture;

landscape; avenue intersection; services; overhead and special furnishing; construction

contingency; design fees and soft costs. On May 1 1991, the province of Alberta awarded the city

of Calgary a $600,000 matching grant to implement a joint public/private sector program of

heritage building rehabilitation in and around Stephen Avenue (Corporation of The City of

Calgary, Jan 11, 2000).

4: BENEFITS OF STEPHEN AVENUE HERITAGE CONSERVATION DESTRICT

Tourism: Calgary and Alberta have recently been recognized as one of the best places in the

world to visit in 2014 by The New York Times (Tourism Calgary, January 13, 2014). The history

and architecture of the avenue is an attraction for visitors and tourists to Calgary. The additional

retail, restaurants and pubs on the avenue makes it a priority destination for visitors and tourists.

The City of Calgary Downtown Planning Division forecasted the number of visitors to Calgary at

3 million in 2004 and most of these visitors were downtown visitors (City of Calgary Downtown

Planning Division, 2004). The number of tourists is directly related to how much revenue is

generated from the tourist sector and how much jobs are created. Statistics also show that an

estimate of 79% of visitors spend more money on food and beverages, 55% spend money on

other retail goods; 43.66% engage in sightseeing, 30.33% engage in sports and outdoor activities

and 27.18% in other cultural activities (City of Calgary Downtown Planning Division, 2004). All the

above activities creates job opportunity for Calgarians which in turn increases household income

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thereby improving their quality of life. According to the City of Calgary Downtown Planning

Division, visitors to Calgary spend an average of 3 nights, 39.4% of visitors stay in hotels this

creates an avenue for hotel business, creating jobs and increasing revenue and household

income. According to Tourism Calgary, tourism extracts export dollars to Calgary through $1.4

billion in visitor spending, employs one in 10 working Calgarians and contributes to tax base of

all three levels of government (Tourism Calgary).

Retail: A majority of Centre City’s retail sector is clustered around Stephen Avenue. Packed with

shops, restaurants and art galleries, it’s a vibrant area pulsating with energy (State of the Center

City, City of Calgary, 2008). There are over 400 stores between The Bay and Sears on 8th Avenue,

a part of which is Stephen Avenue (City of Calgary Downtown Planning Division, 2004). The

availability of variety of retail shops, restaurants and other socio-cultural establishment, makes

it a destination for people, its location in the downtown area is an added advantage. In 2003,

visitors spent an average $300 per person per trip in Calgary, which brings tourism revenue of

$941 million per year to Calgary (City of Calgary Downtown Planning Division, 2004). The

‘consumer nature’ in most people also makes it a likely destination for most visitors to downtown

Calgary, according to a trip activity study of visitors to the downtown area 56.80% engage in

shopping, the same study revealed that approximately six out of every ten convention attendees

visit retail establishments and approximately 50 percent of them spend money on retail goods

(City of Calgary Downtown Planning Division, 2004). According to Tourism Calgary, for every $100

spent by visitors a total of $28 fills federal, provincial and municipal tax coffers (Tourism Calgary).

Land Value: Property value on Stephen Avenue has been on a steady rise. With the economic

boom in Calgary, property values rose from $250 to $250,000 in 25years (Buchik et al, 1978).

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According to the Calgary Herald, research done by Jones Lang LaSalle a financial and professional

services firm that specializes in commercial real estate services and investment management

puts 8th Avenue SW, Calgary, in second place on the list of the most expensive streets for office

space in Canada, at $59.06p.s.f, with Bay Street in Toronto, Ontario, taking the first spot at

$68.52p.s.f. 8th street SW was also ranked third position in 2013 (Calgary Herald, 2014). Indicating

that land value had increased within a year. Also the lease rate for a streetfront store on Stephen

Avenue increased from between $194 and $323 in 1999 to $215 to $700 per square meter per

year in 2003 (City of Calgary Downtown Planning Division, 2004). Increased property value means

increased revenue generated from property tax. Property tax rate in Alberta is determined by

revenue requirement and property assessment which can either be the value of land or

improvement on the land or both. The income from property taxes is used by municipality for

other development purposes. In the province of Alberta property tax is used for education, local

government services for citizens, improving business districts and local improvements including

specific services and facilities. This all contributes to a better quality of life of residents in the

municipality.

Job Creation: Stephen Avenue has an assortment of businesses that employs labor all year round

for example: Stephen Avenue Walk (a tour that shows the variety of buildings in the Stephen

Avenue Heritage Conservation District), restaurants, retail outlets, galleries and museum. The

rehabilitation of buildings on the avenue will also employ plumbers, painters, carpenters and

professionals such as planners, architects, accountants, economists and urban designers. There

are a variety of jobs that are related to the heritage conservation industry. The City of Calgary

has an entire department dedicated to the conservation of heritage buildings, under the

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department of planning and development. Tourism Calgary for over 50 years, has been the only

organization dedicated to the growth of tourism in Calgary. It has 50 employees and has grown

to include a network of almost 500 businesses; from city attractions and accommodations to arts

groups, entertainment venues, restaurants, transportation outlets and various services (Tourism

Calgary). Also, 40% of jobs in the downtown area are in the service industry (City of Calgary

downtown planning division, 2004) which encompasses the most services offered on Stephen

Avenue.

Education: The heritage structures on Stephen Avenue is a source of historical and architectural

education to students and researchers. There are several educational tours organized on the

Stephen Avenue to enlighten locals and visitors of the history of Calgary. This increases a sense

of community pride and teaches young Calgarians about their history. It also creates jobs for tour

guides and educators.

Sustainability and Smart Growth: Stephen Avenue HCD has 30 buildings preserved for over 100

years, the process of preservation is sustainable. It reduces environmental pollution, prevents

the waste of resources through demolition and also conserves energy. Heritage conservation on

Stephen Avenue aligns with the principles of smart growth of 1) Different Housing Opportunities

And Choices: the age and architecture of buildings on the Avenue offers a different type of

housing opportunity from that being offered in other downtown area; 2) Walkable Environment:

according to the city of Calgary’s down town planning division, the most popular block for

pedestrians, falls along the Stephen Avenue Area. Stephen Avenue has a pedestrian only walkway

which allows for easy movement; 3) Sense Of Place: Stephen Avenue has a collection of heritage

buildings with architecture dating back to 1887, this gives Stephen Avenue a unique sense of

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place, not easily found anywhere else; 4) Encourage Mixed Land Use: Stephen Avenue has a

mixture of retail, commercial and residential land use which gives the area its vibrant nature; 5)

Encourage Community Development: the preservation of heritage buildings on that avenue has

helped to develop the neighborhood, by providing jobs, encouraging local businesses and

culture.

5: ANALYSIS

Following from the above stated definition, revitalization should improve the economic, physical,

social and environmental conditions of an area. Looking at the above benefits of heritage

conservation on Stephen Avenue, we can deduce that they all contribute to urban revitalization.

The conservation of heritage buildings on Stephen Avenue and the use to which the area has

been put helps to boost socio-economic activities in the downtown area. It creates jobs, increases

household income, property values, increases tax revenue, and it is sustainable and conforms to

the principles of smart growth. The diversity of the neighborhood and variety of businesses

supports growth and reinvestment making it a vital commercial area in downtown Calgary. The

combination of heritage and retail has worked to build Stephen Avenue and area surrounding it.

Tourism benefits the entire community by creating jobs, increasing household income and

generating revenue. The value of property on the Avenue, is a sign of prosperity and stability and

encourages businesses and investors into the area which in turn creates jobs and increases tax

revenue. The vibrant nature of the area, its aesthetic value and services offered makes it a prime

residential neighborhood for both single and married couples, increasing its population. The

population increase along with the number of visitors and tourists to the area, supports local

businesses, creating jobs and increasing income and also supporting socio-cultural activities,

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increasing the vibrancy of the downtown area. The variety of activities on the avenue makes it a

destination during festivals and ceremonies and on normal works days during the lunch hour.

The vitality of the downtown area is an indication that the city is doing well. Urban revitalization

also aims at creating sustainable environments, as seen from above the heritage conservation of

Stephen Avenue aligns with the principles of smart growth which is sustainable.

6: CONCLUSION

The conservation of heritage buildings is an inevitable aspect of urban revitalization. Most cities

around the world have used heritage conservation to help revive decaying or stagnant

communities. Tourism, education, increased land value, creation of jobs are the benefits that

come from conserving heritage buildings. All these benefits helps to boost local and city wide

economy hence leading to urban revitalization.

Through the course of this research the following came to light: the use to which heritage

buildings are put seems to be an important factor in conserving them, most of them have been

changed from their original uses to either commercial or retail uses, which offers a better return

value and opportunity for reinvestment. Secondly, since heritage buildings involves the use of

land for socio-economic reasons and has come to do with large areas of lands, urban planners

and designers have become involved in the process. The decision of how to conserve, what is

worth conserving, what use to put these buildings, how to make sustainable and economical is

now part of urban planning. Thirdly, the location of heritage conservation districts is focal for its

success, 90% of all researched heritage conservation districts are located in and around city cores.

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Every community has something dear to it, be it a group of historic buildings or a single structure

that can be used to boost socio-economic growth and development. To every community that

has lost its history, identity and uniqueness; the fact that heritage conservation can be put into

use to help boost and revitalize the community is a source of encouragement.

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