Niagara-on-the-Lake council has approved a major expansion of the Old Town heritage district — a move supporters called “pivotal,” but only after pointed questions about what this change could cost homeowners.
About a year and a half after the review began, council voted Tuesday to adopt a new heritage conservation district plan, which changes the boundaries of the area that defines the historic quality of Old Town, adding new homes and buildings to the district.
The expansion was launched in 2024 as part of council’s current strategic plan and included surveys, research and public meetings before returning to council this week with a finalized plan that replaces the town’s 1986 Queen-Picton district and expands its boundaries.
“This is an exciting moment, it’s pivotal,” said Coun. Erwin Wiens. “This isn’t the end. This is just a continuation.”
The updated plan identifies 255 “contributing” properties — homes and buildings that meet provincial heritage criteria and help define Old Town’s historic character.
That’s more than 47 per cent of the properties within the new boundary. Under provincial rules, at least 25 per cent must meet that threshold for an area to qualify as a heritage district.
Heritage planner Sumra Zia said the expansion sets clearer rules for demolition, renovations and new construction and explains when homeowners need a heritage permit before making changes.
Much of the discussion Tuesday centred on money.
Coun. Andrew Niven said residents repeatedly raised concerns about potential financial impacts.
“Going through the public feedback, surprise costs were one of the main things that were mentioned over and over again,” he said.
“I’d just like to see how these programs are being implemented and be reassured that there’s going to be a budget for these funds to flow, if residents start asking.”
Niven asked whether the town’s restoration and improvement grant program is funded and ready to support properties in the newly designated area. Zia said the heritage grant program is already in place and a separate heritage property tax relief program is still being developed and reviewed.
“I’m just worried about the process of that,” said Niven. “We’re going to improve it and then there may not be any relief if there’s no budget.”
He initially requested a formal report outlining the town’s financial capacity and available funding for properties included in the expanded district, but council agreed the information could be provided in a memo instead.
On insurance, Zia said staff reviewed what other municipalities are doing and found misunderstandings were contributing to higher premiums.
“There were a lot of misconceptions when it came to in kind rebuild costs of heritage designation homes,” she said, adding that some insurers assume stricter rebuilding requirements than the town actually imposes.
Coun. Wendy Cheropita asked if residents will lose money on selling price if their house is in a designated area.
“That’s the stuff that I think residents are concerned about,” she said.
Zia pointed to information on the town’s heritage landing page that addresses how designation may affect property values but Coun. Tim Balasiuk, meeting chair, said a community information session “is definitely what’s in the future” to clear up those concerns.
Lord Mayor Gary Zalepa said the expansion reflects years of effort to protect what makes the town unique — “in a way that allows it to evolve.”
“One of the main reasons why our town is so sought after for visitation and also, for residents to live here, is because of the quaintness of our historic village,” Zalepa said, calling the plan “a really big move” to preserve the area “for the next generation and maybe the next after that.”
He said there’s a stewardship that comes with owning a property in this area.
“Part of that stewardship is to recognize how we all work together to continue to protect it,” said Zalepa. “That’s exactly what this (plan) does.”
Cheropita also raised resident’s concerns questioning why some 1970s and 1980s homes were included within the district and whether individual properties could opt out.
“Certain elderly residents have said, ‘I don’t want my home to be a part of this,’” said Cheropita, adding some have noted “the expense of it would be something I wouldn’t be able to continue.”
She asked staff whether the town has a “process in place where residents can actually come to council to dispute things,” but Zia said properties cannot be exempted once they are included in a heritage district.
“But there are policies and guidelines that make it clear for homeowners what’s required from them,” said Zia.
“There’s nothing that they have to do proactively once they become a part of the district,” she said. “The only change that’s going to affect them is once they want to propose alterations or developments on these properties.”
Coun. Sandra O’Connor called the document a “very comprehensive report” but questioned how the town would prevent future demolition of designated properties.
“We have seen designated properties be given demolition permits,” said O’Connor.
Zia said the updated plan includes more detailed rules around demolition, providing clearer guidance for reviewing applications.
Wiens said council made heritage a priority at the start of its term and followed through.
“This council did it,” he said, adding it “took some heat” when it had to raise taxes “to pay for this.”
“It was an awful lot of work and it was uphill.”
Wiens said council will continue listening to residents, work to streamline the process for homeowners and work with insurance companies “as best we can.”
Balasiuk said he was “really excited” to see the growth of the heritage district come to fruition.
“Residents have been talking about this expansion for years,” he said.
