HomeMy WebLinkAbout174Duotang bound booklet, 22.5 x 29 cm.,
by Kent Barker from _Community Planning Review_, Vol.1, No.1, 1951, pp6-15.
Barker, Kent. "Ajax : Planning a New Town in Ontario".
Community Planning Review. Vol. 1, No. 1 (1951), pp. 6-15.
"AJAX : PLANNING A NEW TOWN IN ONTARIO
by Kent Barker*
Ajax is situated on the shore of Lake Ontario, some twenty-five miles east of Toronto.
Before the war, it was open farmland, dotted with a few houses and barns.
The site was selected in 1941 for the location of an important war industry.
The Canadian Government, acting through Defence Industries Limited, purchased an area of
almost 3,000 acres, and constructed a huge shell-filling plant.
In addition to the operational buildings and magazines, the project included its own pumping
station, sewage disposal system, steam plant, and many miles of road and railway.
Six hundred small houses, plus a number of dormitory buildings, were built to accommodate
the thousands of war workers needed to operate the plant. The community was provided with
its own post office, banks, hospital, recreational facilities, police and fire departments.
The project was named ""Ajax"" to commemorate the recent naval action off Montevideo
which had cost the Nazis the loss of their pocket battleship Graf Spee During the war,
the plant turned out immense quantities of ammunition comprising a very important element in
Canada's war production.
After the end of hostilities Ajax was occupied, in part, by the University of Toronto.
Student enrolment had risen almost overnight to astronomical figures, creating; a sudden
demand for space and facilities which could not possibly be absorbed by existing
accommodation in Toronto. It was a stroke of good fortune that Ajax was available to
meet this emergency. Plant buildings were quickly adapted to provide lecture halls,
laboratories and drafting rooms. War workers moved out and student veterans moved in.
At its peak, the Ajax Division had an enrolment of over 3,300 students of the Faculty
of Applied Science and Engineering. The great majority were provided with living
accommodation inside the project.
The buildings and equipment used by the University of Toronto were under lease from the War
Assets Corporation. The residual industrial buildings remained under direct control of War
Assets Corporation, while the 600 single family Wartime Houses were controlled and
administered by Wartime Housing Limited until it was succeeded by Central Mortgage and
Housing Corporation early in 1947. (All three Corporations are creatures of the national
government.)
During the period of occupancy by the University of Toronto the ultimate disposition of the
buildings and services in the industrial area hung more or less in the balance.
War Assets Corporation dismantled several of the vacant industrial buildings and removed
considerable railway trackage. When the University of Toronto decided to vacate early in
1948 there was a continuing demand for the 600 Wartime Houses by veterans who were
unable to find housing closer to their employment in Toronto and elsewhere.
Thus a situation arose, in which the industrial buildings became a ""ghost area""
and the long term future of the 600 dwellings was surrounded by uncertainty. The Ajax
""village"" faced the imminent prospect of becoming an isolated community of small houses,
quite unrelated to its region.
As successors to Wartime Housing Limited, Central Mortgage and Housing Corporation
became concerned with this problem. Not only was the welfare of its tenants endangered,
but the practical aspects of future management presented unusual difficulties. In order to
provide essential services to the 600 houses, it would be necessary to maintain several miles
of pipe lines, a sewage disposal plant, and a water pumping station several times larger than
actually required. When the full implications of this problem were brought to light it became
apparent that much of the existing plant, representing an investment of many millions,
could be readily adapted to peacetime use.
The author would like to take this opportunity of expressing his appreciation of the work of his
associates and assistants, who have participated in the planning of Ajax over the past two
years: Ants Elken, architect; Bob Briggs, Frank Burcher, Hugh Ellis, Cliff Wilson,
Fred Wallis and Josef Kamenicek, students.
"
"A great deal of credit is due to Mr. George Finley— now Manager of the Ajax Development
Project, at that time District Rentals Officer of the Corporation. It was he who first appreciated
the situation and brought forward the idea of developing a planned community on the site of
the old war plant.
In 1948 the University gave notice of its intention to withdraw the following May.
It was then decided to place full control of Ajax in the hands of the Housing Corporation.
Its status became that of a ""Federal Island"" within the boundaries of a rural township.
Certain arrangements were already in effect, with respect to the sharing of school costs
and social services. These had been worked out on a mutually satisfactory basis after the
original agreements with Wartime Housing Limited had proven inadequate.
Ordinary municipal services were on an operating basis and the community was served by the
Ontario Provincial Police.
In accepting responsibility for the future of Ajax, Central Mortgage and Housing Corporation
realized that here lay an unusual opportunity for the practical application of modern planning
principles. The strategic location of Ajax, with its road and rail connections and its existing
services and buildings, presented great possibilities for industrial development.
This project, involving a multitude of problems only indirectly related to housing,
was of a scale and character [beyond] the previous experience of the Corporation.
[The] ""Ajax Advisory Committee"" was set up to determine matters of policy, to shape the
administration of the Project, and to guide the Manager in his administrative and promotional
duties. The Committee is composed of Corporation officials from Head Office and the Ontario
Regional Office. The Ajax Development Project is administered as a component of the
Ontario Region.
The Advisory Committee appointed the writer as Planning Consultant, to lay out a general
plan of the area, to make detailed plans for new housing projects, and to advise on matters
affecting physical development. The Consultant sits as a member of the Advisory Committee.
It was decided at the outset that Ajax would not remain a ""Government Town"",
but that the Corporation would co-operate with Provincial authorities in establishing full
municipal government as soon as it became feasible to do so.
The problem was a peculiar one. Ajax already possessed municipal services comparable to
those of a sizable town, plus a great network of roads in surprisingly good condition—much of
which could be incorporated into a new plan. Yet the small population could not possibly
maintain these assets nor undertake promotional work during the intensive period of
development which lay ahead.
It was necessary to decide upon the best means of [bridging] the gap between Ajax the
Federal Island and Ajax the self-governing municipality. A number of alternatives were given
serious study by the Advisory Committee, with the co-operation and assistance of the
Department of Municipal Affairs and the Department of Planning and Development of the
Ontario Government. It was finally agreed that the creation of an ""Improvement District""
might offer a workable solution.
An Improvement District is governed by a board of Trustees, who exercise the duties of an
ordinary Council, as well as those of the School Board, Utilities Commission, and all other
municipal authorities. The Trustees are responsible to the Provincial Department of Municipal
Affairs. They are appointed, not elected, and consequently the inhabitants have no direct
voice in local government. The Trustees, in discharging their municipal duties,
do not officially represent any particular social group or business interest. But in practice,
the selection of the Trustees usually reflects the principal elements in the Community.
The idea was originally proposed to fit the requirements of mining towns and other isolated
communities not sufficiently mature to qualify for self-government. A number of such
Improvement Districts exist in Ontario, but the peculiar characteristics of Ajax place it in a
class by itself.
The Improvement District originally proposed at Ajax included a considerable belt of farm land.
From the planning point of view, this offered the obvious advantage of bringing a larger area
under control of our zoning regulations. But the idea met with strong opposition, mainly from
the rural population, and subsequently the application was withdrawn.
Several public meetings were held to clarify misunderstandings and to acquaint the people
more fully with various aspects of the problem which had to be solved. Boundaries were
re-drawn to include only Crown Land owned by Central Mortgage and Housing Corporation,
rounded off by a small piece of adjoining territory.
The second application met with more favourable response. On the first of November 1950
the Improvement District of Ajax was brought into being by order of the Ontario Municipal
Board. The three important components of the Ajax community were recognized in the
composition of the Board of Trustees: Chairman: B. DeForest Bayly (Bayly Engineering, Ajax);
Vice-Chairman: John Mills (long-time resident); Member: W. W. Rideout (Assistant Manager,
Ajax Development Project, C.M.H.C.)
The population of Ajax, now about four thousand, is a rather large number to be governed by
appointed officials. It was of some importance that the Trustees should be men enjoying
public confidence and respect. The success of Ajax as a municipal entity will depend to a
great extent upon their wise handling of a multitude of local problems.
This of course is an interim measure. It is hoped that
"
"Ajax will assume the status of a self-sustaining, self-governing municipality within a few years'
time. There will be no immediate visible evidence of the change. Central Mortgage and Housing
Corporation, formerly the sole authority, now becomes the principal landowner and ratepayer.
It will now be possible to offer lots for sale to individual purchasers, and thereby gradually transfer
a greater measure of responsibility to the Improvement District.
GOVERNING CONDITIONS FOR PLANNING
Preliminary planning studies were commenced in the summer of 1948. At this time the future
status of Ajax had not been determined, but it was obvious that some time would elapse before
any form of municipal authority could come into being. In the meantime, C.M.H.C. exercised
complete control.
This meant considerable freedom in planning, since we were dealing with a relatively
undeveloped area in single ownership. But the planning of Ajax was by no means
""planning from scratch"". Our problem was to bring about a reasonable compromise
between theoretical concepts and the practical limitations imposed by existing conditions.
In the original plant there was a central nucleus, containing the dormitories, storage warehouses
for raw materials, the steam plant, offices, and other facilities housing the necessary
administration. The manufacturing process was carried on in four ""lines"" of operational
buildings running north and south, which consisted of
— Aerial view of Ajax taken in the spring of 1948 from the north: the single houses built during
'World War II in the foreground, then highway and railway routes, with industrial,
future commercial and residential areas (formerly used for ammunition storage),
and Lake Ontario beyond. (Central Mortgage and Housing Corporation)
"
"[w----y] spaced units connected by covered passages for the movement of explosive materials. Other large areas, far removed from the main centre, were used for explosive storage buildings. The entire project was very open in character, due to the nature of its processes.
The sewage disposal system had been designed primarily to serve the housing area and the offices and workshops in the ""nucleus"". Many of the storage buildings in the southern part are not connected to the sewer system. The disposal plant is located on the west side of the area, discharging chlorinated effluent into Duffin Creek. Several of the main sewer lines necessarily run counter to the natural drainage, and the system includes several pumping stations.
Water is supplied to practically all the buildings. The water pumping station is located on the lake-shore at the extreme south-east corner of the property, as far as possible from the mouth of Duffin Creek.
The entire plan was quite obviously laid out on the drafting board with little or no regard for topographic conditions. This despite the fact that a contour plan had been prepared covering practically the whole area. Roads ran straight as a die, north-south or east-west, cutting diagonally across the ridges and draws which are characteristic of the terrain.
Ajax is cut into two unequal parts by the Canadian National Railways main line and the new
dual Highway.
These routes are spanned by Harwood Avenue, which is the central axis of the whole
development. The northern section is comparatively small but completely built-up, consisting
of the 600 dwellings in the Wartime Housing village.
Immediately south of the Highway lies a loosely organized group of buildings which comprised
the heart of the explosive plant. Practically all are of temporary frame construction,
clothed informally in wood clapboard, roll roofing or corrugated metal siding.
The buildings are tied together with overhead wires and steam lines which add little to the
beauty of the composition. The few surviving trees serve to emphasize the bareness of the
landscape. This part of Ajax presents a decidedly casual appearance. Farther south the
existing buildings are so widely spaced that the general impression is still that of open
farmland.
Our problem, then, was to evolve a plan for the gradual development of an industrial community,
salvaging as much as possible of the existing assets.
ZONING
It was essential to make an early decision regarding the general scheme of land use,
in order to adopt an intelligent policy with respect to the disposal of existing buildings.
As soon as the Corporation assumed control
Ajax, the Advisory Committee had to consider many [offers] for rental or purchase;
in some cases the continued use of buildings for industrial purposes would conflict with
planning objectives.
The Corporation will consider the rental of land or buildings for any non-objectionable type of
industry. If an offer is received for an industrial building located in an area designated for future
residential use, the term of the lease is limited to a maximum of five years. At the expiry of this
term, it may be practicable to renew the lease, depending upon the progress of development
in that area. No building will be sold for industrial or commercial purposes unless located
within the appropriate district.
The earliest planning studies were accepted in principle as a frame of reference for this
policy. Subsequent refinement of the plan has not resulted in any significant change in the
general pattern of land use.
Considerable study has been given to the preparation of a draft Zoning By-law. The special
characteristics of Ajax required a new approach to the problem of drafting suitable
regulations. Zoning by-laws, with few-exceptions, are written for existing towns,
in which overcrowding and non-conforming uses are already firmly entrenched.
They pre-suppose a gridiron system of street layout, and are often primarily concerned with
the protection of residential areas against encroachment of commercial and industrial uses.
Consequently the Ajax by-law differs from the usual regulations in several respects.
In most by-laws the Use Districts are progressively less restrictive. That is, one begins with the
Single-family Dwelling District and the regulations governing each subsequent district permit
the precedent types of buildings. Finally, in the Heavy Industry District, ""anything goes"".
The Ajax By-law is aimed at a more precise segregation of land uses. Residential buildings
are prohibited in commercial and industrial zones, just as commercial uses are prohibited in
residential neighbourhoods. This on the theory that a mixture of dwellings and factories is
equally undesirable, whether the district be designated as ""residential"" or ""industrial"".
Outdoor advertising is the disgrace of our towns and cities today. We would not deny that a
well-designed signboard may have aesthetic qualities. Certainly the ""great white way"" has a
vitality and charm that is part of urban life. Nevertheless, the indiscriminate use of signs,
billboards, and other blatant forms of advertising is incredibly ugly. In the average town it is
bearable only because we have in self-defence closed our eyes to it, and habitually pass
down a street without actually seeing it.
The almost complete lack of signs in Ajax today makes it possible to anticipate the successful
application of suitable restrictions. No billboards of any sort will be permitted. Shops will be
identified by signs mounted on the facade of the building, with letters of reasonable size.
Overhanging signs are prohibited.
"
"These regulations will apply also in the industrial zone, although signs will be less restricted as
to size and location.
The by-law is designed to establish more generous standards than would be possible in an
already existing town. Space, pure and simple, is in abundant supply. At the same time,
the economic development of land must be considered, for it would not be reasonable to
impose unnecessary burdens on the taxpayer. Our minimum requirements for setbacks, yards,
and permissible occupancies, are not too far out of line with accepted practice. Perhaps the
gtreatest difference is to be found in the, regulations governing multiple-family dwellings.
We have accepted the principle that the area of the site should bear a direct relationship to
the number of families to be housed.
Moreover, the design of multiple dwellings affords the architect opportunities for the grouping
of buildings in unconventional patterns. New ideas should not be ruled out, merely because
they were unforeseen and consequently may not conform to the letter of the law.
We therefore tried to make the regulations sufficiently flexible to permit the development of
fresh solutions.
Although it is impossible to anticipate every eventuality, we attempted to check each
provision of the by-law by graphic interpretation on the drafting board. Many sketches
were made to determine the ""worst possible case"" conforming with the proposed regulations.
GENERAL STRUCTURE OF THE PLAN
As yet there is no ""official"" master plan for Ajax. The General Plan dated September 1950 is
the latest of a series of studies carried out during the past two years. The basic structure of the
plan is very simple, and was largely determined by the governing conditions of the problem.
The industrial area already existed as part of the old Defence Industries plant.
The Wartime Housing village was completely built up. The existence of Second Street defined
the southern limit of our first residential neighbourhood. The major elements of the General
Plan are shown in the accompanying illustration.
Our principal thoroughfare, Harwood Avenue, extending southward from the bridge,
will be flanked on the west side by the central business district, and on the east by a strip of
land reserved for high-density housing. Between the business district and the industrial district
a smaller area is allocated for light industrial uses.
Immediately south of the business centre is a large Recreation Area which will provide sites
for the High School and future Community Hall. Surrounding the Recreational Area will be the
residential districts, planned on the neighbourhood unit principle, each with its own school and
small local shopping centre. There will be four such neighbourhoods, plus a residential district
to the west suitable for more expensive houses on larger lots.
At the present time, planning in detail has been limited to the area north of Second Street.
The major elements have been defined, and further planning will consist, in the main,
of adjusting specific projects to the framework already laid down. South of Second Street,
the general layout of the proposed residential neighbourhoods conforms with topographic
conditions. Engineering surveys now in progress will determine the precise extent of the area
which can be included within a sewer system of economic design. Our plan will then be
modified accordingly.
Our most serious problem is the matter of fringe development. At the present time,
commercial facilities are sadly out of balance with industrial and residential growth.
When the 600 Wartime Houses were built, a single groceteria was provided in conjunction
with them. This is entirely inadequate, and it has been the direct cause of an unfortunate
ribbon development along the northerly extension of Harwood Avenue,
our principal traffic route. Small shops, built close to the street, have appeared here
immediately beyond our boundary, in the usual pattern of uncontrolled expansion.
This parasitic appendage is still growing, for lack of restrictive measures to prevent it.
We are protected on the west by the existence of Duffin Creek, but on the eastern boundary a
similar danger spot exists, and a small grocery has recently appeared to herald the possible
beginning of a second fringe area. The Townships of Pickering and Whitby have established
a Joint Planning Board. We hope that the problem will eventually be solved through the
co-operation of the Planning Board and the Ontario Department of Planning and Development.
THE CENTRAL BUSINESS DISTRICT
Studies indicated we should base our plan upon an assumed eventual population of 20,000 to
25,000 persons. It was then necessary to determine the probable requirements, in terms of
space and frontage, for a business centre adequate to serve the future town. Study of land
use statistics of existing cities would suggest the need for a much larger area than we have
provided. Two important facts lead us to believe that the plan we have evolved will prove
adequate. First, it is common knowledge that the average urban municipality has far more
land in commercial use than it can maintain at a desirable level of prosperity.
A high proportion of the total consists of vacant lots, junk yards, and all manner of run-down
shops existing on a marginal economic basis. The second characteristic of Ajax is the
clean-cut separation of through traffic, by reason of the new dual highway which cuts
""under"" the community without actually touching it. Transient trade will not be a significant
factor in the economic development of the town. Ajax will be almost entirely self-contained in
this respect.
"
"— General Plan of Ajax, Ontario, at a scale of about 3,000 feet per inch. (Kent Barker,
Planning Consultant for Central Mortgage and Housing Corporation)
We came to the conclusion that a business frontage of approximately 20 feet for each hundred of
the population was a reasonable estimate of future needs. Part of this will be provided in the
small neighbourhood shopping centres to be included in each new residential neighbourhood.
This meant that the Central Business [District] could be accommodated on the west side of
[Harwood], extending from the new Highway to 2nd St.
The plan of the business centre was based upon the following objectives, which we accepted as
mandatory requirements:
(a) Elimination, as far as practicable, of pedestrian traffic across motor roads.
(b) Separation of customer access, whether by motor or on foot, from service roads and
employee parking.
"
"(c) Preservation of a generous scale, through massing of the buildings in large and simple
elements.
A further objective is the promotion of unity in architectural design.
This is suggested in the perspectives of the ""Town Centre"".
It is neither practical nor desirable to insist upon standardized design for individual shops.
We have recommended that all shops be linked by a continuous permanent canopy,
permitting easy circulation in wet weather, and automatically providing a strong architectural
element in the composition of the Plazas. The size and location of signs will be governed by
regulations of the zoning by-law. This is perhaps as far as the planner can go,
without infringing upon the rights of the architect. It is hoped that a measure of architectural
control will be maintained, but it is not intended to impose unreasonable limitations on the
design of store fronts.
The majority of business properties face upon either of the two large Plazas,
in which ample space is provided for customer parking. A service road gives access to
commercial buildings from the rear, and provides a completely separate traffic route for trucks.
A few small shops may require to be serviced from the front, but these will be of minor
importance. A strip of land has been reserved between the rear of the shops and the adjacent
Light Industrial District. This will be available for employee parking, and also serves an
aesthetic function. It is proposed to plant a number of trees in this strip, which in course of time
will provide a satisfactory background for the commercial buildings. Otherwise, factories and
warehouses of industry would be too prominent in the view across the Plazas toward the west.
For a long time to come, many of the Plaza buildings will undoubtedly be only one storey in
height.
Shopping facilities in Ajax are presently quite inadequate. The Corporation is taking the initial
step in development of the business centre. Construction or the first unit of commercial
buildings began in November 1950. The project will provide 17,500 square feet of rentable
floor space. This includes a large drug store, a groceteria, two banks, and several small shops
for hardware, clothing, and other day-to-day essentials.
This initial building, designed by the Architectural Department of C.M.H.C.
conforms in every respect to the proposed plan, and is intended to establish a
satisfactory standard of design. It is expected that future commercial construction will be
carried out by private enterprise. It appears likely that the next project will be a motion picture
theatre, to be located on the site designated in our plan.
THE INDUSTRIAL DISTRICTS
The industrial area is already provided with numerous railway lines; the majority of these cut
across the area on a diagonal. This is fortunate since the system affords an economical use
of land. Less space is given over to railway curves when the main feeders arc placed in
diagonal relationship to the smaller sidings. Practically all the present buildings arc now in use
as storage warehouses or for various industrial purposes. Many of them will continue to be
useful and are an important source of revenue. These reasons influenced us to adjust our plan
closely to existing conditions. The resulting layout, which appears messy on paper,
is in reality quite practical and provides for easy subdivision into industrial sites of varying
sizes.
That part of the industrial area lying south of Second Street was originally unzoned, and held in
reserve as a ""safety valve"" to provide elasticity in planning. Its strategic location between
industrial, recreational and residential zones would make it possible to expand any or all of
these as necessity demanded. It now appears almost certain that the bulk of this area will be
required for industrial purposes. In this district we intend to promote the construction of
factories of the ""garden city"" type, located on spacious sites, designed and built to superior
standards.
The land lying parallel to the Highway will of course be the industrial show window of Ajax.
A high standard of architectural design and landscaping in this area will be our most effective
""advertising"". A large portion of this, as well as additional industrial land,
has recently been purchased by Slough Estates, the British trading estate corporation.
Factories will be constructed for rental purposes, or built to order as required.
For the most part, industrial activity in Ajax is now carried on in the old Defence Industries
buildings. Eighteen or twenty separate industries are now in operation or occupy buildings for
storage purposes. One large new plant has been completed for about a year, and another is
presently under construction.
The improvement and development of the industrial area involves a number of sizable
engineering projects. Relocation of power lines, new sewers, roads, and railway sidings,
are all in various stages of planning or construction. It is intended to convert the present
overhead steam lines to an underground system, serving most of the industrial buildings as
well as the future business centre.
Industry is attracted to Ajax because of its location and because buildings are available with
services already installed. For long-term occupancy the advantages of a comprehensive plan
are also a factor. ""Space to grow"" is an important consideration to the industrialist who
anticipates future expansion.
The Corporation has carried on a vigorous program of promotional activity, at the same time
carefully screening all applicants to protect the community against any industries which might
later become nuisances. The project Manager has been substantially aided by the assistance
of the Trade and Industry Branch of the Ontario Department of Planning and Development, and
"
"by the Toronto Industrial Commission.
Participation by the Commission is particularly noteworthy, indicating the regional scope of its
interests as well as the metropolitan significance attached to the Ajax Development Project.
THE RESIDENTIAL NE1GHBOURHOODS
The Wartime Housing village north of the Highway will remain much as it is. All Crown land in this
area is fully developed and no further expansion can take place within the boundaries of the
Improvement District. Fringe growth in the surrounding Township is a difficult problem,
as we have noted.
""Neighbourhood Number One"", east of the Central Business District, is in a state of transition.
It includes the Administration Building, the Post Office, Recreation Hall, Hotel and Cafeteria.
Some of these may well remain, being conveniently adjacent to future business.
The Hospital will shortly be moved to a permanent site.
During the past two years three hundred houses have been built in this Neighbourhood under the
Veterans' Housing Program. These are standardized houses giving layout problems peculiar to
this type of development. We attempted to avoid excessive monotony by judicious variation in
house plans and colour schemes. Too much variarion creates a restlessness which in the final
analysis is just another and worse kind of monotony. Lying {newhere} between the two extremes
is a middle path [which] we have tried to find.
The north-east portion is at present being provided with roads and services in accordance
with our plan of subdivision. This area will soon be available for the construction of houses by
private owners. Completion of the subdivision will round out the present development of the
neighbourhood, except for the area reserved for high density housing.
A number of the original dormitory buildings still remain in the middle of Neighbourhood
Number One. These have been in use for some time by the Federal Department of Labour,
as a dispersal centre for immigrants. Eventually the dormitories will be demolished,
and the space thus freed of buildings will become the neighbourhood park and school site.
Our recent projects have made use of existing roads and services as far as practicable and
this has influenced to some extent the plan of Neighbourhood No. 1. Because of existing
buildings and roads in this area, it was not feasible to apply planning theory as consistently as
we would wish. As a general principle, we believe that local traffic is best handled by a ring
road serving single loops extending inward to a central park area.
This simple pattern is indicated on the General Plan in the case of Neighbourhoods Nos. 2, 3
and 4 where we have ignored many existing roads and adapted the circulation to topography.
No doubt some modification in detail will be necessary after engineering problems have been
explored in connection with detailed layout of these areas.
— Perspective of Ajax Town Centre from northeast.
"
Study layout of neighbourhoods 2, 3 and 4 in the south area of Ajax, showing pattern of horse-
shoe streets surrounding each unit of communal space and buildings; scale about 1,750
feet per inch as reproduced. (Kent Barker for Central Mortgage and Housing Corporation)
"All the houses now existing in Ajax are standardized types. The original 600
Wartime Housing units are semi-permanent in construction. These are now undergoing a
program of permanent improvements. Foundation walls, and in some cases complete
basements, will replace the original cedar posts. Houses in the new projects are the present
standard C.M.H.C. types, of permanent construction and with complete basements.
PARKS AND OPEN SPACES
Parks and other green areas are designed to provide a practically continuous system of open
spaces throughout the community. No house in the new Ajax will be more than two hundred
yards from park or greenbelt. Each neighbourhood will have its own interior park, including the
site for its future public school. This recreational area will be easily accessible and quite
generous in extent. At suitable locations the interior park will connect with the exterior
""green belts"" which extend like fingers between the neighbourhoods to separate and
define them.
The interior parks and playgrounds are intended eventually to be landscaped and maintained
as fully developed recreational areas. The exterior greenbelts can be left in their natural
condition. We have provided generously for open spaces in the plan for Ajax.
Land is free, except for the cost of development. In the [absence] of speculation it becomes
possible to plan [with-out] attempting to wring out the last cent of revenue.
The barren aspect of the site is a depressing characteristic of Ajax today.
In its landscaping program for the Ajax housing projects. C.M.H.C. is undertaking to do
more than follow its customary practice. The streets and parks of Neighbourhood Number One
are already being provided with trees of modest dimensions, placed to supplement and
enhance the architectural layout. In addition, the circumference of the neighbourhood will
eventually be defined by double rows of trees along the traffic arteries.
Ten thousand seedlings will be planted next spring, as the first step in a program of forestation.
The entire lakefront will be kept open for public use. With the growth of Ajax,
the development of this shoreline will no doubt be a major undertaking.
Much of the shoreline consists of high bluffs, not the safest place for children to wander.
The beach is narrow, pebbly, and in places inaccessible. But at one or two spots it will be
possible to increase the beach in depth by caning out the eroded edge with a bulldozer.
CONCLUSION
The town planner is probably the most consistently frustrated professional man.
This is so because he is generally dealing with existing cities, bedevilled with traffic congestion,
obsolete housing, and all the familiar manifestations of modern civilization.
By comparison, Ajax presented a clean, uncomplicated technical problem.
We had no local politics with which to contend, and no municipal Council to convince or pacify.
At the very beginning, the Ajax Advisory Committee accepted our planning objectives,
and since then the Committee has proven most sympathetic and understanding.
To date we have managed with a planning organization small by comparison with the scale of
the project. The bulk of the work has been accomplished during the summer months,
with a staff of draftsmen drawn from the student body of the School of Architecture,
University of Toronto. We accepted the terms of the problem as laid down,
and did not carry out any elaborate social or economic research.
The planning staff, while dealing primarily with long-term objectives,
also collaborates with the Manager in connection with his promotional duties.
The selection of sites for various industries frequently requires minor adjustments to the plan.
The route of a new sewer, or the detailed layout of roads involves discussions with the
Project Engineer and his staff. In all phases of this work we have enjoyed the complete
co-operation of both the Manager and the Project Engineer.
Residential development has gone ahead with satisfying dispatch.
We have had the rare opportunity of learning from experience on the ground.
In some other respects, actual construction has not progressed as rapidly as we had hoped.
The machinery of Government moves, as always, with deliberate unhurried steps.
Each phase of development has received careful consideration, with long-term objectives
always in view.
As we write, the threat of imminent war is very real. No one can foresee the eventualities of the
next few months, let alone ten or fifteen years. A state of national preparedness,
of ""war-in-peace"", could change the face of Ajax overnight.
Given conditions of relative peace and prosperity, we are quite certain that Ajax will develop
rapidly as an industrial centre.
The General Plan is a framework, sufficiently elastic as yet, to take care of unpredictable
requirements. The actual building of the town according to plan will call for constant
supervision to ensure that each individual component fits into its proper place.
Much detailed work remains to be done, and can only be done as Ajax grows and specific
problems arise. This will be the real test of the validity of our basic assumptions.
"