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PLANNING RATIONALE FOR

1127, 1128 MILL STREET AND

1125 CLAPP LANE

CITY OF OTTAWA

Prepared by:

Realty Initiatives and Development

On behalf of the Manotick Mill Community Lands Development Corporation

March 2012

ITS 1/31/2011

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1.0 INTRODUCTION

This report has been prepared in support of a zoning by-law amendment for 1125 Clapp Lane, 1127 Mill Street and 1128

Mill Street in the vicinity of Watson‟s Mill and the Rideau River in the Village of Manotick.

The above noted properties were purchased by the City of Ottawa from the Rideau Valley Conservation Authority and

private landowners in 2007 with the intent to transfer the properties to the Manotick Mill Quarter Community Development

Corporation (MMQCDC).

Prior to the sale or leasing of these properties, a primary mandate of the MMQCDC is to better align the City of Ottawa

owned properties with the policies in Volume 2c of the City of Ottawa Official Plan which aims for the establishment of a

vibrant cultural tourism district. The Manotick Village Plan in the City of Ottawa‟s Official Plan (Volume 2c) seeks to

establish commercial tourist and heritage type uses relating to the Watson‟s Mill demonstration museum and surrounding

area in order to create a more dynamic mixed-use environment for this central core area of the Village. This sub-area of

the Village core, referred to as the Mill Quarter or Dickinson Square, has traditionally been used by the community for

public events. To best position these properties to meet the Manotick Village Plan and better meet the MMQCDC‟s

financial obligations, the zoning of these City-owned properties requires amendments to permit a wider range of cultural

and commercial land uses while maintaining opportunities for heritage and cultural events.

2.0 BACKGROUND

In November 2007, City Council approved the acquisition of five properties in the Manotick Mill Historic Quarter including

the Carriage Shed, Dickinson House, Weaver House (1127 Mill Street), the Ayres House (1128 Mill Street) and Watson‟s

Mill from the Rideau Valley Conservation Authority. The acquisition was based on the transfer of the properties to the

Manotick Mill Quarter Community Development Corporation (MMQCDC) with the exception of Watson‟s Mill which was

sold to Watson‟s Mill Manotick Inc. for the sum of $1.00.

The Manotick Village Plan is an approved Secondary Plan to the City of Ottawa‟s Official Plan with expressed guiding

principles for the Village Core and Historic Mill Quarter which seeks to maintain the rural village character and the core as

a gathering place, to conserve heritage and develop sensitively. Policy objectives for the Historic Mill Quarter also include

pedestrian oriented elements and may include such retail uses as specialty boutiques, galleries, restaurants, craft outlets,

other tourism and entertainment facilities, and residential uses, including multiple family housing.

On January 28, 2009 Ottawa City Council approved the formation of the Manotick Mill Quarter Community Development

Corporation (MMQCDC) whose Corporate purpose is defined as follows:

Formalize and maintain Dickinson Square open space primarily for public heritage and cultural events.

Plan, subdivide, and develop/redevelop within the Mill Quarter as required with opportunities for arts and heritage

programming, community activities, commercial accommodation, boutiques, galleries, craft outlets, museums,

restaurants and studios.

Promote community improvement.

Sell, lease or otherwise dispose all or part of the Corporation sites.

Enter into agreements for implementation as required.

Upon transfer of properties from the City to the MMQCDC, the Corporation shall repay to the City all costs

associated with acquisition and holding ($2.44 m) and enter into a heritage easement agreement.

In accordance with a positioning and disposition strategy for the City owned properties to meet both the Manotick Village

Plan Policy objectives for the Mill Quarter and to meet the MMQCDC Corporate purpose objectives, its Board of Directors

at its regular meeting of November 22, 2011 approved proceeding with the zoning amendments submitted herein.

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2.0 OVERVIEW OF THE SUBJECT PROPERTIES

The site is situated on the Rideau River south of Bridge Street in the Manotick Village Core (See Figure 1, below). The

site includes several properties of varying sizes and shapes, namely 1116 Bridge Street (1,648 m2/17,700 sq. ft.) 1127

Mill Street (3,487 m2/37,500 sq. ft.), 1128 Mill Street (583 m

2/6,300 sq. ft.), 1125 Clapp Lane (2,144 m

2/23,100 sq. ft) and

the former segment of Mill Street running between Clapp Lane and Bridge Street. These properties represent a combined

area of approximately 1.95 acres (7,900 square metres). Most of the land is relatively flat, with the exception of a slope

approximately 5 metres in height at the bank of the Rideau River and running along the eastern edge of 1116 Bridge

Street. The easternmost 6 metres of that lot also lie in the 100-year floodplain of the Rideau River.

Figure 1: Subject properties and community context.

The site contains several buildings of note. Three structures at 1127 Mill Street have been designated as heritage

structures by the City of Ottawa under the provisions of Part IV of the Ontario Heritage Act, while a fourth designated

heritage structure is located at 1128 Mill

Street. The City of Ottawa has also initiated a

process for establishing heritage easements

on these properties so as to provide

additional legal protections ensuring that all

future development will respect the heritage

character of the area.

The lot at 1116 Bridge is undeveloped. At

1125 Clapp Lane resides a vacant two-storey

single detached house, which is not a

heritage structure. Buildings are generally

surrounded by open space consisting of

landscaped lawns and gardens and a number

of mature trees. A small surface parking lot

with space for two dozen cars is also located

in the northeast corner of the lot at 1127 Mill

Street adjacent to the Carriage Shed.

3.0 AREA CONTEXT AND ADJACENT USES

The subject lands are in the core of Manotick Village, across from Watson‟s Mill, an important local tourist attraction and

heritage site built in the mid-19th century. Aside from the Mill, most of the site‟s immediate surroundings to the north, south

and east consist of residential and institutional uses dominated by single-family detached housing that varies in height

from 1 to 2 ½ storeys. Manotick Main Street lies approximately 200 metres to the west, and is characterised by a mix of

retail, commercial and residential uses generally housed in buildings 1 to 2 ½ storeys tall. This mixed-use pattern

continues along several intersecting streets to both the east and west of Manotick Main Street.

More recently, an application for the re-zoning of several lots to immediately north of the subject properties was submitted

to allow for the construction of a 3-storey, 126-unit residence for seniors.

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4.0 CURRENT ZONING

The area delineated below in Figure 2 represents the City-owned subject properties subject to the zoning amendment

application. The properties are presently subject to two distinct underlying zones with Parcel A - 1127 Mill Street and

Parcel B -1128 Mill Street also subject to Section 60 - Heritage Overlay under Zoning By-Law 2008-250 as follows:

4.1 Parcel A – 1127 Mill Street - (Carriage House and Dickinson House east portion of site)

Existing Zoning: RI1 – Rural Institutional Zone, subzone 1

The purpose of the RI – Rural Institutional Zone is to:

(1) permit a range of community-oriented and emergency service uses which serve the needs of the rural population in areas designated primarily as Village in the Official Plan;

(2) permit a limited range of educational and religious-related institutional uses where they exist in areas designated General Rural Area and Agricultural Resource Area in the Official Plan, and,

(3) ensure that future development will have a minimal impact on adjacent land uses and will respect the character of the surrounding village or rural areas.

Permitted uses include community centres and gardens, museums, parks, places of assembly, and farmers‟ markets.

Commercial uses are not permitted, and residential uses are limited to retirement homes, rooming houses, shelters and

an ancillary dwelling to a place of worship.

The RI1 subzone corresponds to specific yard and building height provisions.

Section 60 Heritage Zone Overlay provisions also apply to the entire site which despite the provisions of the underlying

zone, specific building guidelines apply offering zoning incentives to reuse the buildings, and to limit the size and location

of additions to preserve the heritage character of the original building:

4.2 Parcel A -1127 Mill Street (Weaver‟s House on west side of site)

Parcel B – 1128 Mill Street – (Ayres House); and

Parcel C – 1125 Clapp Lane

Existing Zoning : VM2 –Village Mixed-Use Zone, subzone 2

The purpose of the VM - Village Mixed-Use Zone is to,

(1) permit a wide variety of commercial, leisure, institutional and residential uses in areas designated as Village in the Official Plan,

(2) reinforce the historical character of the Village core areas and mainstreets by promoting small-scale, street-oriented building form;

(3) recognize the function of Business Improvement Areas as primary business or shopping areas; and

(4) regulate development in a manner that adopts existing land use patterns so that the unique village character is maintained.

The VM2 subzone represents a more restricted range of permitted residential, commercial and institutional uses than the

parent VM zone and restricts any permitted individual use from exceeding a gross leasable area of 120 m2 (1,291 sq. ft).

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Figure 2: Existing zoning of subject properties and surrounding areas.

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5.0 PROPOSED ZONING AMENDMENTS

This application supports two separate amendments to the City-owned properties within the Mill Quarter as

outlined below:

1. Amend the Zoning of:

Parcel “A”- 1127 Mill Street (eastern portion Carriage shed, Dickinson House) - RI1 - Rural Institutional

subzone 1;

Parcel “A” - 1127 Mill Street (western portion Weaver House) - VM2 – Village Mixed Use subzone 2; and

Parcel “B” - 1128 Mill Street (Ayres House) - VM2 – Village Mixed Use subzone 2

to a Village Mixed Use Exception Zone - VM [xxxr]

The purpose of the proposed amendment is to replace the existing institutional zoning and village mixed use

subzone of Parcels “A” and “B” in Figure 2 with a zoning that will retain the maximum 120m2 gross leasable area

requirement of the VM2 zone for permitted uses encouraging mixed-use institutional and commercial uses for the

existing heritage properties such as specialty boutiques, galleries, restaurants, craft outlets and other tourism and

entertainment facilities. The proposed zoning also captures a wider range of permitted uses from both the existing

Rural Institutional and Village Mixed Use zones to establish a more integrated mixed-use zoning for the

properties.

The requested zoning is site specific with permitted land use and performance criteria as follows:

Provision Proposed Zoning

Use Residential: converted dwelling, dwelling unit, detached dwelling, duplex

dwelling, group home, retirement home, retirement home converted, secondary

dwelling unit, three unit dwelling

Non-Residential: Artist studio, bank, bank machine, bar, bed and breakfast,

catering establishment, community garden, community centre, community health

and resource centre, convenience store, emergency service, home based

business, hotel, instructional facility, museum, office, park, personal service

business, restaurant, retail food store, retail store, service and repair shop,

school, small batch brewery, theatre, training centre,

Min Lot Area 450m2

Min Lot Width 15m

Yard Setback facing Dickinson Street

0m (See Figure 3)

Yard Setback facing Mill Street

3m (See Figure 3)

Minimum interior side yard and rear yard setbacks,

See Figure 3.

Maximum Building Height 11m

Minimum width of landscaped area

No Minimum

Gross Leasable Area each individual use not exceeding a gross leasable floor area of 120 m2

Shared Parking Section 104 of By-law 2008-250 applies where any permitted uses listed in this

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section are located on the same lot.

Figure 3 – Yards and Minimum Horizontal Distances to Lot Lines for 1127 and 1128 Mill Street

2. Amend the zoning of Parcel “C” - 1125 Clapp Road (Clapp Property) from Village Mixed Use subzone 2

(VM2) to a Village Mixed Use Exception Zone - VM (xxxr).

The purpose of the amendment is to permit a wide range of commercial, institutional and residential uses that will

implement the Mill Quarter Tourism and Heritage Manotick Village Policy Objectives and the Corporate purpose

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objectives of the MMQCDC. The amendment is also intended to remove the existing zoning provision that

restricts any individual use from exceeding a gross leasable area of 120 m2

(1,291 sq. ft) and instead apply this

provision to specific retail and other non-residential land uses to be located on the ground floor of a new

development. The amendment will be more in keeping with the range of land uses and performance provisions of

the parent VM zone while removing existing permitted land uses that are not in keeping with the Manotick Village

Official Plan Policy objectives for the Mill Quarter.

The requested zoning is site specific with performance criteria as follows:

Provision Proposed Zoning

Use Residential:

apartment dwelling (low-rise), converted dwelling, dwelling unit, detached dwelling,

duplex dwelling, group home, linked detached dwelling, retirement home converted,

secondary dwelling unit, stacked dwelling,

Non-Residential: artist studio, bank, bank machine, bar/pub, bed and breakfast,

catering establishment, community health and resource centre, community centre,

convenience store, home based business, home based day care, hotel,

instructional facility, medical facility, municipal service centre, museum, office,

personal service business, restaurant, retail store, retail food store, school, service

and repair shop, small batch brewery, training centre

Min. Lot Area 1350m2

Min Lot Width 20m

Min yard setback facing

Clapp Lane No minimum (see Figure 4)

Min yard setback facing

Bridge Street 3m (see Figure 4)

Min yard setback facing

Mill Street 0m (see Figure 4)

Minimum yard setback

abutting a residential

zone 7.5 m (see Figure 4)

Building Height Maximum 13.5m

Gross Leasable Area The following non-residential uses are to be located on the ground floor and are not

to exceed a gross leasable area of 120m2: bar/pub, community health and

resource centre, instructional facility, community centre, convenience centre,

medical facility, municipal service centre, museum, personal service business,

restaurant, retail store, retail food store, service and repair shop, small batch

brewery.

Shared Parking Section 104 of By-law 2008-250 applies where any permitted uses listed in this

section are located on the same lot.

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Figure 4: Yards and Minimum Horizontal Distances to lot lines for 1125 Clapp Lane

6.0 PLANNING POLICY AND REGULATORY FRAMEWORK

6.1 Provincial Policy Statement (2005)

The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1st,

2005. The PPS represents minimum land use standards that municipal Official Plans are to be consistent with.

Section 1.1.3.2 states that:

Land use patterns within settlement areas shall be based on:

a. densities and a mix of land uses which:

1. efficiently use land and resources;

2. are appropriate for, and efficiently use, the infrastructure and public service facilities which

are planned or available, and avoid the need for their unjustified and/or uneconomical

expansion; and

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3. minimize negative impacts to air quality and climate change, and promote energy

efficiency in accordance with policy 1.8; and

b. a range of uses and opportunities for intensification and redevelopment in accordance with the

criteria in policy 1.1.3.3.

Section 1.1.4.1 of the PPS states that in rural areas in municipalities “recreational, tourism and other opportunities should

be promoted,” while Section 1.7.1 further states that long term economic prosperity should be supported by “maintaining

and, where possible, enhancing the vitality and viability of downtowns and mainstreets… [and] providing opportunities for

sustainable tourism development.”

The proposal is consistent with these sections of the PPS. Increasing the range of permitted activities and densities in

support of the development of a cultural and tourist district in a rural village will help provide for a more compact built form

while building a diversified economic base and improving the commercial and economic vitality and viability of central

Manotick.

6.2 City of Ottawa Official Plan (2003) Section 3.7.1

The subject properties are designated as Rural Village according to Schedule A of the City of Ottawa Official Plan (OP).

Policies governing Villages in the Rural Area designation are found in Section 3.7.1 of Volume 1 of the Official Plan.

Section 3.7.1 states that:

“In these Villages, the City will encourage the delivery of municipal and community programmes and

facilities, the development of residential uses in a variety of forms and modest employment opportunities,

in the form of commercial, tourism and small-scale industrial development. Preservation of these Villages

and their traditional functions is critical to the continued vitality of the rural area. Smaller Villages may

continue to grow at modest levels.”

Section 3.7.1, Volume 1 of the OP also establishes a number of policies to guide and support growth and development in

accordance with the broad vision for Rural Villages established above:

4. Permitted uses will include: residential and retail and commercial service facilities of up to 10,000

square metres gross leasable area, restaurants, offices and personal service establishments light

industrial uses, institutional uses such as schools, community meeting and recreational buildings and

facilities, places of worship, and public open space.

5. The zoning by-law will establish zones that are consistent with the distribution of uses provided for in

the Village plans found in Volume 2. The zoning by-law will also support development that reinforces

the historical character of Village core areas and mainstreets by permitting a mix of land uses,

encouraging a pedestrian-friendly streetscape and regulating the scale of development.

7. Permitted uses will include: residential and retail and commercial service facilities of up to 10,000

square metres of gross leasable area, restaurants, offices and personal service establishments light

industrial uses, institutional uses such as schools, community meeting and recreational buildings and

facilities, places of worship, and public open space.

8. The zoning by-law will establish zones that are consistent with the distribution of uses provided for in the

Village plans found in Volume 2. The zoning by-law will also support development that reinforces the historical

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character of Village core areas and mainstreets by permitting a mix of land uses, encouraging a pedestrian-

friendly streetscape and regulating the scale of development

The proposed zoning amendments are consistent with these provisions of the Official Plan for rural villages.

The VM[XXXr] designation will permit a number of small-scale commercial and non-commercial activities

relating to Watson‟s Mill, and as discussed previously in section 4.3 of this report, the VM – Village Mixed-Use

Zone is intended to support the economic and cultural vitality of village cores and permitting limited growth

while preserving their rural character.

6.3 Manotick Village Plan

The Manotick Village Plan is included in Volume 2(c) of the City of Ottawa Official Plan, and was extracted from the

Official Plan of the former Township of Rideau. The Village Plan outlines the vision for the community and establishes a

number of policies to direct future growth and development within Manotick. The plan‟s primary objective is “to preserve

and maintain the quality and character of life enjoyed by the people who live or work in Manotick,” while outlining a series of

secondary objectives, including:

5. Rideau River Shoreline

To provide for the preservation and/or acquisition of the Rideau River shoreline and its availability for public

enjoyment;

6. Heritage Resources

To conserve and enhance Manotick's heritage resources and the Village's identity and character as an

historic town on the Rideau Canal National Historic Site, a Canadian Heritage River;

11. Village Core Commercial

To protect and enhance the commercial functions of the Village core;

12. Jobs & Housing

To provide adequate opportunity for jobs and housing in the overall community in a manner that is desirable

for a Village and consistent with the community's Vision;

13. Recreation & Leisure Facilities

To provide recreation and leisure facilities that are conveniently located and accessible to all residents;

14. Orderly Growth & Development

To provide for an orderly growth and development strategy within the Village; and,

15. Housing Mix

To provide an adequate mix of housing in the Village as a whole as opposed to any one residential

neighbourhood or new development area.

According to Schedule A, the subject area is part of the Village Core. The Village Core is further divided into several

Character Areas, with the subject area forming part of the Historic Village Character Area. Section 3.7.2.4 provides a

series of objectives and supporting policy directions for the Village Core and its constituent Character Areas. Relevant

general objectives, as listed in Section 3.7.2.4, subsection A, include:

b. Meeting Place

To ensure the Village Core continues to function as Manotick's meeting place, its retail centre, and

the primary focus of its economic activity.

c. Village Character Areas

To enhance the Character Areas within the Village Core to reinforce the Core‟s role as a meeting

place and ensure the core remains as the foundation of the community‟s economy.

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d. Built and Natural Environment

To conserve the built and natural heritage of the Village Core to reinforce the Core's role and ensure

the Core remains as the foundation of the community's economy.

f. Pedestrian Friendly

To ensure a pedestrian friendly and welcoming environment within the Village Core.

h. Zoning Tools

To develop new, and/or refine existing zones in the Township of Rideau Zoning Bylaw, and other

land use regulations and tools permitted by the Planning Act, that will assist in implementing the

objectives and policies of this Plan.

Additional objectives and supporting policies for the Village Core are outlined in Section 3.7.2.4, subsections, B, C, D, and

apply to commercial, residential and non-commercial land uses in the Village Core, respectively. Relevant policies from

these subsections include:

3.7.2.4. B2b. Locating Commercial Uses in the Core

Council may permit retail uses throughout the Village Core, including those uses that

enhance the Village's evolving tourism potential such as restaurants and hotels, to the

extent permitted by policies of the Village Core Character Areas.

3.7.2.4 B2c: Historical Character

All new development within the Village Core shall be sensitive to, and respect, the

historical character and existing scale of development within the Village Core.

3.7.2.4. C2a.Housing Mix in the Core.

Within the Village Core, Council shall support the development of duplex houses,

townhouses and walk-up apartments, the permitted areas for which are defined by the

Character Areas policies (see 3.7.1.4 E.).

3.7.2.4. D2a. Institutional and Community Services in the Core.

Public and institutional uses shall be permitted in the Village Core. The Character Area

policies provide the details for the location of each of these uses, as noted in Section

3.7.2.4 E.

Finally, Section 3.7.2.4, subsection E pertains to Character Area-specific policies. Subsection E 3 pertains to the Historic

Village Character Area, with the subject properties located in the „east sector‟ of the Historic Village Character Area.

Relevant policies applying to the proposed amendment include:

a. East Sector Uses

The Historic Village (east sector) shall be pedestrian oriented and may include such retail uses as

specialty boutiques, galleries, restaurants, craft outlets, other tourism and entertainment facilities, and

residential uses, including multiple family housing…

b. Mixed Use

Developments within The Historic Village (east sector) may be used for both retail and residential

purposes (i.e., two or more permitted uses may be physically integrated within a building, or separate

buildings on the same lot).

e. Parking

To reinforce the pedestrian orientation of the Area, its safety and convenience, the parking requirements

for uses within The Historic Village Character Area (east sector) shall be minimal, existing on street

parking shall be retained and, in the case of designated heritage properties no parking may be required.

f. Mill "Quarter"

Council shall examine the feasibility of developing a "Mill Quarter" around Watson's Mill, including the

potential relocation of the offices of the Rideau Valley Conservation Authority, for commercial

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accommodation, boutiques, galleries, craft and other specialty outlets, museums, restaurants, and

studios.

It must be noted that each objective and policy subsection outlined above specifically states that all new development “shall be

sensitive to, and respect, the historical character and existing scale of development within the Village Core.” As mentioned

previously in section 4.3 and 5.0, the VM – Village Mixed-Use Zone is intended to “reinforce the historical character of the

Village core areas and mainstreets by promoting small-scale, street-oriented building form.” The proposed zoning amendment is

thus consistent with those provisions of the Manotick Village Plan. Additional legal protections provided by the City of Ottawa‟s

designation of several buildings on the site as heritage buildings under Section IV of the Ontario Heritage Act, as well as

heritage easements presently being negotiated by the City, shall ensure that all new development respects the heritage

character of the area.

7.0 SUMMARY

This report has been prepared to support an application for a zoning by-law amendment to facilitate a market opportunity for the

development of a vibrant“ Mill Quarter” in the areas adjacent to Watson‟s Mill in the Village of Manotick as directed by the

Manotick Village Plan in the City of Ottawa‟s Official Plan. It is clear that the objectives and policies for the Village Core, Historic

Village Character Area, and the east sector sub-area, support mixed-use commercial, institutional and residential land uses to

ensure that the Village core serves as the Village meeting place, retail centre and economic focus. The existing Rural

Institutional subzone applicable to 1127 Mill Street is restricted to institutional land uses prohibiting the retail mix and economic

focus desired for the core and to realize the market potential for the adaptive re-use of these heritage properties. Similarly, the

existing Village Mixed-Use Subzone applicable to 1127, 1128 Mill Street and 1125 Clapp Lane restricts the range of residential

and commercial use permitted as well as restricts the gross leasable floor area to 120 square metres (1291 square feet), for all

permitted uses thereby prohibiting a wider range of commercial tourism, mixed-use and residential related opportunities.

The proposal to change the existing zoning for 1127 and 1128 Mill Street to a Village Mixed Use Exception Zone is designed to

respect the heritage character of these existing designated heritage properties and increase the range of permitted use to

include commercial retail and personal service business uses in addition to institutional land uses but limited in gross leasable

area to encourage boutique commercial uses. As well, the proposed zoning is designed to permit sensitively integrated building

additions, subject to Architectural Design Guidelines for these properties and the approval of the City‟s Heritage Advisory

Committee and City Council.

The proposal to change the existing zoning for 1125 Clapp Lane to a Village Mixed-Use Exception Zone is intended to better

align the property with the Rural Village designation in Section 3.7.1 of Volume 1 of the Official Plan. These policies guide

growth and development in Villages supporting residential, institutional, retail and commercial service facilities of up to

10,000 square metres (108,000 square feet) of gross leasable area, yet ensuring that new development has regard to

historical character and scale of development.

To ensure that retail facilities and other specific non-residential uses at 1125 Clapp Lane are complementary to existing

land use and historic character of the Mill Quarter, the proposed zoning will limit gross leasable area for specific permitted

non-residential uses to encourage boutique commercial or institutional uses on the ground floor. This zoning strategy will

align with the objectives and supporting policies for the Village Core as outlined in Section 3.7.2.4, subsections, B, C, D, F

and H to permit sensitively integrated new development at this site that will accommodate a range of uses and permutations for

new development such as; commercial (e.g. boutique hotel), residential (e.g. senior‟s residence), mixed- use residential

/commercial (e.g. ground floor boutique commercial on ground floor with residential units above) or institutional (e.g. Arts

Centre). Development on this site will also be subject to Architectural Design Guidelines and height restrictions to ensure

compatibility with the heritage character of the Mill Quarter.