Old Buildings, New Life: Adaptive Reuse and Heritage Designation in Edmonton

Introduction

When it comes to transforming Edmonton’s older buildings into modern, functional spaces, adaptive reuse is the name of the game. It’s all about taking something old—like a historic warehouse, a vintage school, or a forgotten gym—and giving it a fresh purpose, all while keeping its unique character intact. Think of it as urban recycling.

In this blog, we’ll break down how adaptive reuse works in Edmonton, how rezoning fits into the picture (spoiler: it’s kind of a big deal), and what you need to know to make your project a success. Whether you’re dreaming of turning an old factory into a funky coworking space or saving a heritage gem from demolition, this guide is for you. Let’s dive in!

What is Adaptive Reuse?

Adaptive reuse is the process of giving an old building a second life. It transforms older or underutilized spaces into something new, functional, and relevant to today’s needs. At its core, adaptive reuse is about balancing innovation with the continued use of an older building: retaining the architectural charm and historical significance of a building while updating it for modern uses.

But how does adaptive reuse differ from heritage designation? They’re often mentioned in the same breath, but they serve distinct purposes.

Basically it boils down to this: adaptive reuse is about functionality—it’s the practical side of reimagining a building to meet current demands. Whether you’re turning an old church into a boutique hotel or repurposing a century-old gym for commercial use, the focus is on creating spaces that work for today’s users.

Heritage designation, on the other hand, is about preservation. It’s a formal process that protects a building’s historical elements and often comes with financial incentives, like grants, to help offset restoration costs. Designation emphasizes maintaining the building’s integrity and ensuring its story is preserved for future generations.

Do Adaptive Reuse and Heritage Designation Always Go Hand in Hand?

Not necessarily. Many adaptive reuse projects can proceed without heritage designation, and vice versa, but the two processes often complement each other.

Here are some examples from Edmonton that illustrate the different relationships between adaptive reuse and heritage designation:

1. Adaptive Reuse without Heritage Designation:
   
   • Mercer Warehouse: This over 100-year-old building in Edmonton’s warehouse district has been transformed into a vibrant hub housing restaurants, co-working spaces, and retail outlets. The revitalization was achieved without formal heritage designation, allowing for flexible updates while preserving its original warehouse character.
2. Adaptive Reuse with Heritage Designation:
   
   • Ritchie Mill: Built in 1892 by Robert Ritchie as one of Edmonton’s first commercial buildings, Ritchie Mill is a cherished landmark that blends historic charm with modern functionality. Transformed into a modern office space in 1991-92, Ritchie Mill is home to over 50 businesses, offering a unique workspace that celebrates Edmonton’s history while fostering innovation and collaboration.
3. Heritage Designation without Adaptive Reuse:
   
   • John Walter Museum: This museum preserves the original home of John Walter, one of Edmonton’s early inhabitants. The buildings are maintained in their historical state to educate the public about the city’s past, without adapting them for modern commercial or residential use.

These examples illustrate the various ways adaptive reuse and heritage designation can interact, each offering unique benefits and considerations for preserving Edmonton’s architectural heritage.

How Does Heritage Designation Work in Edmonton?

While adaptive reuse and heritage designation don’t always go hand in hand, they often complement each other. For developers, understanding the designation process can open the door to financial incentives and protections that support both preservation and reuse goals. So, what does the path to designation look like, and how can it benefit your project? Let’s dive in.

Step 1: The Municipal Heritage Inventory

The journey toward heritage designation begins with the Heritage Inventory, a list maintained by the City of Edmonton. The inventory identifies buildings, sites, and structures that have historical, architectural, or cultural significance. While being on the inventory is an important first step, it’s essential to note that it doesn’t offer legal protection from demolition or financial incentives. Instead, it acts as a signal that a property is worth preserving and could qualify for designation in the future.

How it happens: A building can be added to the inventory through a request by the property owner or as part of a broader review by the City. City heritage planners evaluate the property based on criteria such as its historical significance, architectural merit, and contribution to the community’s character.

Why it matters: Inclusion on the inventory makes a property eligible for the next steps in the heritage process and opens the door to potential grants or incentives.

What’s the result? At this stage, a property gains visibility but not formal protections or funding. Owners retain full control over their property, including the ability to make changes or demolish the structure.

Step 2: The Municipal Heritage Register

The next step in the heritage designation process is being added to the Municipal Historic Resource Register, a list of properties that hold official designation status in Edmonton. This step moves beyond being listed on the inventory  to formal protection, ensuring the property’s historical elements are preserved and granting access to financial incentives for restoration.

How it happens: A property owner must voluntarily agree to municipal designation, as it comes with certain obligations. The process involves a detailed evaluation of the property’s historical significance, architectural features, and potential for preservation. If the property is accepted, it is added to the Municipal Historic Resource Register through a bylaw passed by City Council.

Why it matters: Once a property is on the register, it gains legal protection through a Bylaw, which restricts alterations or demolition of the building without approval. In exchange, property owners can access financial incentives, including grants and tax rebates, to assist with restoration and preservation work.

What’s the result? A property on the Municipal Historic Resource Register is formally designated as a Municipal Historic Resource. This designation ensures long-term protection and access to  resources, but it also means the property owner must adhere to specific guidelines for maintaining the heritage features in perpetuity.

Option: Provincial Designation

In addition to municipal designation, properties can also achieve provincial designation through Alberta’s Historic Resources Management Branch.

Rezoning: A Critical Step in Adaptive Reuse

Rezoning allows a property to shift from its current land use designation to one that better suits its intended future use. For many older or heritage buildings, their original zoning might not accommodate the modern commercial, residential, or mixed-use purposes envisioned for adaptive reuse. Without rezoning, developers may find themselves constrained by outdated or unworkable regulations, limiting the building’s potential to adapt to modern uses.

How Rezoning Fits into Adaptive Reuse (with or without Designation)

Rezoning plays a critical role in adaptive reuse projects, particularly when heritage designation is part of the process. Edmonton’s Zoning Bylaw 20001 has decoupled rezoning from heritage designation, creating a more flexible and efficient pathway for developers. This change is significant because it allows projects to move forward with greater certainty and less risk, ensuring both developers and communities can approach any subsequent designation process with clear outcomes in mind.

Why Rezone First?

Rezoning early in the process ensures that the intended uses for a site are achievable before undertaking the detailed and often expensive work required for heritage designation. Here’s why this matters:

• Clarity on Viable Uses: Rezoning aligns the property’s zoning with the developer’s vision, confirming that the envisioned commercial, residential, or mixed-use activities will be allowed there. This clarity is critical before committing to the design and preservation elements required for designation.
• Reduced Financial Risk: Heritage designation involves a thorough study of the building’s character-defining features, which takes time and money. Rezoning first allows developers to determine project viability before investing heavily in the designation process.
• Smoother Designation Process: Once rezoning is complete, the designation process can focus solely on preservation, ensuring the building’s historical elements are protected without the added uncertainty of land-use approvals.
• Community and Council Benefits: A rezoning-first approach aligns development plans with Edmonton’s city-building goals early in the process.

The Step-by-Step Process

Step 1: Assess the Building’s Potential

The first step is to determine whether the building is suitable for the intended future use. This involves two parallel explorations:

1. Zoning Analysis and Rezoning Initiation: Analyze the current zoning to see if it permits the desired uses, and initiate the rezoning process if needed to align with the adaptive reuse vision.
2. Eligibility for the Heritage Inventory: Explore whether the building qualifies for listing on the Municipal Heritage Inventory, which is the first step toward potential designation and financial incentives.

This step ensures that developers have a clear understanding of what is possible under zoning and whether pursuing heritage designation is worth the investment.

Step 2: Complete Rezoning

Once rezoning is complete, the developer has a choice:

• Adaptive Reuse Without Designation: Proceed directly with design and permit applications for the adaptive reuse project without pursuing heritage designation. This approach allows for greater flexibility while retaining the option for designation in the future.
• Adaptive Reuse With Designation: Move forward with the heritage designation pathway by pursuing inventory and register listing.

Step 3: Apply for Listing on the Inventory

If the designation pathway is chosen, the next step is to apply for listing on the Municipal Heritage Inventory. This involves an evaluation by City heritage planners to determine the building’s historical, architectural, or cultural significance. Listing on the inventory signals the building’s value and opens the door to future designation and financial incentives. However, at this stage, the building is not legally protected from demolition and does not qualify for financial incentives.

Step 4: Apply for Listing on the Register (Designation)

After the inventory listing, the building can be nominated for the Municipal Register of Historic Resources, which confers legal protection and formal heritage designation, and makes the building eligible for grants. This step involves a detailed study of the building’s character-defining elements and requires alignment with its future uses. Having rezoning completed beforehand ensures that the designation process can focus solely on preservation without the added complexity of land-use uncertainty.

Rezoning in Action: Moving Away from the Old DC1 Model

In the previous Zoning Bylaw (12800), adaptive reuse projects relied on custom Direct Control (DC1) zoning. This approach combined rezoning and designation into a single, complex process, requiring developers to commit to preservation before receiving land use approval.

Under Zoning Bylaw 20001, developers can now use standard zones to achieve their adaptive reuse goals, reducing the need for custom zoning solutions. For instance, the MU (Mixed Use) or CN (Neighbourhood Commercial) zones can accommodate a wide range of adaptive reuse scenarios.

By making rezoning a separate and earlier step, developers and communities can ensure that adaptive reuse projects are both viable and aligned with Edmonton’s broader planning goals.

Conclusion: Paving the Way for Edmonton’s Adaptive Reuse Future

Adaptive reuse is more than a trend—it’s a smart, sustainable way to honour Edmonton’s past while meeting the needs of its growing and evolving city. By transforming older buildings into functional spaces with new purpose, developers not only preserve Edmonton’s architectural heritage but also create vibrant, dynamic communities that benefit everyone.

However, making adaptive reuse a success requires understanding and navigating complex processes like rezoning, and potentially, heritage designation. The good news? Edmonton’s updated planning framework under Zoning Bylaw 20001 has made these steps more flexible and efficient. By decoupling rezoning from heritage designation, developers can ensure project viability early on, paving the way for thoughtful preservation and impactful redevelopment.

Whether you’re a developer eyeing your next big project, a city councillor shaping Edmonton’s growth, or a community member passionate about preserving the city’s history, understanding the adaptive reuse process is key to unlocking its full potential.

Call to Action: Let’s Build Edmonton’s Future Together

At Situate, we’re here to guide you through every step of the adaptive reuse journey, from zoning analysis and rezoning to navigating the heritage designation process. Ready to transform your vision into reality? Reach out to us today for expert support tailored to your project’s unique goals. Together, let’s preserve Edmonton’s past while building its future!