**Document:** Woodbourne Road Conservation Area Appraisal
**Application:** 04/01716/B — Erection of twelve, two bedroom apartments with associated parking (15 spaces).Cycle and bin storage areas, foul and surface water drainage and outdoor amenity space including patios and communal roof terrace
**Decision:** Refused
**Decision Date:** 2005-05-10
**Parish:** Braddan
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/76612-braddan-land-off-erection-doors/documents/1420448

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# Woodbourne Road Conservation Area Appraisal

in Douglas. The yellow and red imported brick adopted for the properties built on Park Road and those facing across the park onto Woodbourne Road, make use of ‘crow stepped’ gables and narrow sliding sash windows, reminiscent of the architect’s Scottish homeland.

3.8 The area focusing on Woodbourne Square and Queen’s Gardens offers a fine example of tightly-knit, Victorian development within the town which, although relatively high in density, because of grouping of houses around central gardens, provided spacious accommodation in properties whose principal elevations enjoyed vistas across leafy parkland. In such cases, dwellings fronting directly onto the central gardens would undoubtedly have been the most sought after, each enjoying its own view and degree of sunlight, depending on position.

3.9 However, the terraced properties that border and provide approaches to the ‘green spaces’ provide important architectural links. Principally designed as dwellings, in recent years a small number of professional business uses have become established.

3.10 The vast majority of properties within the Conservation Area benefit from small, private gardens for the full width of their frontage: this serves to give a sense of separation and privacy from busy public thoroughfares.

3.11 The architectural design, form and decorative features of the properties in the vicinity of Woodbourne Square and Queen’s Gardens are aesthetically enhanced by their close relationship with the maintained open spaces. Together, they form an architecturally appealing and historically interesting space and the close network of streets, squares and prominent

buildings create a compact area of expressive period fabric to be valued and which is well
worthy of protection.

3.12 Another prominent developer in this area from 1830 onwards, was John Stephen, who resided
in Stephen House. This house retains much of its original character and is located to the west
of Woodbourne Road. It sits in the relative peacefulness of a walled garden: a pleasing surprise
to visitors to the neighbourhood, Stephen House was one of the early, high status homes in this
area and built in the vernacular style.

3.13 Tucked away behind Stephen House we find Wesley Terrace, laid out in 1849, together with
Hatfield Grove (1880s). At first glance these properties may not appear to be of particular note,
however, together they constitute one of the few surviving examples on the Island, of housing
which is almost 'back to back' in plan. At one time Douglas had numerous 'courts' where
housing was tightly packed facing onto alleys and cul-de-sacs, however all have been
demolished, save for one or two examples. This small, quiet, area retains a certain sense of
place to be protected and valued.

3.14 As was the normal pattern, many properties in the Conservation Area back onto service lanes
where may often be found historic details, as in the central runs of granite setts, which serve as
channels for storm water.

3.15 An important element of the concept of Victorian life in Upper Douglas is embodied in the
parade of shops found at Prospect Terrace. This group was designed by the notable local
architect John Robinson and as adapted for retail use, would have served the needs of the area

as it was gradually expanded and developed. The architectural tactic of disguising a group or terrace in the adopted form of a classical 'palazzo' gives this striking composition added grandeur, in spite of some of the more recent adaptations and unfortunate shop frontages. The formality of the neo-classical style provides a pleasing framework within which a common sense of order is applied to frontages. The properties at each end of the terrace provide the end stops with their pedimented gables supported on flat, double height pilasters. Decorative cornices and string courses add horizontal emphasis. Although much change has occurred to shop frontages, some enhancement works have been carried out in recent years showing what can be achieved. The group is the only surviving example of such a neighbourhood shopping development of this period and makes an important contribution to the character and townscape of the area.

3.16 John Robinson was also employed, this time by John Stephenson, to design Adelaide Terrace, which included the private house now the Rosemount Hotel. Again the quality of architecture identified with John Robinson acts as a balance for its opposing 'family members' on Prospect Terrace.

3.17 Trinity Methodist Church, the largest and most commanding Nonconformist place of worship on the Island, was built between 1884 - 1886. Built of Manx slate stone with local red sandstone used for dressed openings, string courses and decorative features, including the later stone spire, this building occupies a prominent corner site; is aesthetically very pleasing and has landmark qualities. The Church makes a very notable contribution to the locality.

3.18 All Saints Church is another landmark building which offering a rare example in the Island of good quality, twentieth century architecture, typically being employed in church buildings elsewhere during the middle of the last century. The Church and adjacent Church Hall occupy prominent sites on the boundary of the Conservation Area.

3.19 Part of the areas distinctiveness and quality lies in the density and regularity of the building forms: Hawarden Avenue, Selborne Road, Primrose Avenue and Westminster Drive all exhibit this sense of order, yet combine with small front gardens, set-back of building lines and widths of roadway, to enhance the sense of elegance and openness. This is sometimes difficult to appreciate fully, due to the high levels of motor cars now present on the streets. A number of properties in this locality have been carefully restored and upgraded, retaining original windows and revitalising the appearance of frontages with traditional painting schemes.

3.20 Similar comments apply to the terraces of Demesne Road, Raphael Road, Kensington Road and Bucks Road, however here the massing and form is much more overpowering, but again the striking quality of architecture which encloses and frames the roadways is collectively very important. Rhythms of bay windows, gable peaks, window formats emphasise the vertical format but give a coherence to this major group of buildings.

3.21 Kensington Road Youth Centre (formerly the Kensington Road School of Art and Gymnasium) St Bridget’s Hospice (formerly Finch Hill House the Christian family home) face one another across Raphael Road, the name adopted by Philip Christian for this section of the Finch Hill Estate which he developed in 1885. The School of Art saw the early training of many of the Island’s leading artists and designers, including Archibald Knox. The setting of these buildings

is enhanced by the wide confluence of several roads, enabling us to enjoy the buildings to
advantage.

3.22 In progressing through the Conservation Area, the close association of buildings and open
spaces, together, make a striking impact on the locality. Design language has a strong vertical
emphasis resulting from the predominance of sliding sash windows, chimney stacks and pots
perched a 'top steeply pitched roofs; and with powerful buildings at prominent corner locations.
The Gardens and the Squares exist as strong nuclei and together these green spaces and mature
trees, are vital to the area's sense of place, character and overall quality. Enclosed on all sides
by robust stylish architecture, they make an appealing and visual contribution to the townscape.
The established green pockets with their different physical attributes are as much a part of the
area as the buildings themselves and the evolution of the two is tightly enmeshed. Any mature
tree groups now emerge as important features of the area. Imposing trees, together with
established shrubs and seating are enjoyed today by both residents and visitors, but there is an
opportunity to further enhance the quality and use of open spaces and communal areas. A
positive exploitation could help to emphasise the relationship of the established gardens, with
the buildings which surround them.

3.23 It is clear that in the planning of the Gardens and Squares in the Conservation Area, there was
an overriding intention that the gardens be in harmony with the architecture that evolved
around them. House frontages with their decorative features such as railings, gates, cornices,
etched glass and ridge tiles were intended to be seen and appreciated for their individuality and
splendour. The open aspect of civic spaces, or alternatively, vistas gained along approaching
routes into the town, enabled house frontages in their settings to be seen to full advantage.

Properties benefit from retention of finely detailed of plaster mouldings, sliding sash windows, the variety of bays, stuccoed quoins, string courses and hooded mouldings, all adding to the richness of architectural forms. This abundance of high quality fabric is a major contributory factor to the distinct character of the area. These qualities have survived many generations and still enrich the quality of our built environment, despite the increasing intrusions of modern day living. It is very difficult to draw a definite edge to the Conservation Area, as the buildings continue in typical design and quality of detail into adjacent roads and avenues. The repetition of form along arterial and secondary routes, combined with a variety of detail, serves to draw these adjoining thoroughfares into a cohesive whole which is worthy of recognition and protection. The ‘green’ elements of this environment and their immediate surrounds provide an obvious centre on which to base an appraisal of this fine array of predominantly nineteenth century architecture.

3.24 The area of Eastfield, Mount Bradda, Brighton Terrace and Westmount corresponds to that shown on a plan dated 1851 prepared by George Raby, Architect and Surveyor and titled ‘Plan of Building Ground situate at Rosemount’. The area was part of the Joyner estate and the plan shows a layout totalling 53 dwellings. Fourteen were built and form what is now known as Eastfield, but the remainder were not built in their original form. The 1869 Ordnance Survey Map shows the present street pattern with central gardens and with Eastfield House and Rose Lodge occupying corner positions at the east and west side of the ‘square’. The terrace known as Eastfield was an early approach to Town Planning in that covenants were incorporated into deeds of sale in an endeavour to control the design of properties and the retention of open space. The evolution of the remaining properties fronting onto the gardens happened

predominantly in the 1880s and resulted in a interesting and lively mix of architecture. The
retention of private allotment gardens is a survivor of the original plan.

### 4.0 Negative Factors

4.1 A number of characteristics have a negative impact on the area. In recent years the presence of
vehicular traffic has steadily increased in level. Traffic movement through the area is generally
heavy and on-street car parking continues to be a problem for us all. Unfortunately, the
presence of so many vehicles on the streets does detract from the special quality of place and
sense of ease which is more evident, say on Sunday mornings when traffic is at a lower level.

4.2 There has been some replacement of timber sash windows with white UPVc casements;
however there are increasing examples of repair and upgrading, or appropriate replacements
which have received grant assistance. The loss of decorative mouldings on some properties and
unsympathetic pebble dashing has affected the ability to distinguish the architectural form of
some terraces. The choice of uncomplimentary colour schemes also serves to erode the quality
of appearance of some individual and groups of buildings. As with anywhere, there are also
some properties within the area which currently suffer from a lack of maintenance. There is
also evidence of a variation in the degree of understanding in refurbishment. Original iron
railings have been lost on individual houses to the detriment of neighbouring properties and
with a loss of architectural unity.

5.0 CONCLUSION

5.1 Negative elements identified are largely judged to be reversible, given time, appropriate
guidance and support. As such, they are not considered to be of sufficient weight so as to
deflect from the overall special quality and character of the Woodbourne Road conservation
Area. Many problems can be rectified and features improved with careful consideration and
appreciation of the urban environment. The support of appropriate planning policies and
improved levels of grant assistance, now in place, is of great importance to this initiative.
Conservation Area designation aims to maintain and improve the unique qualities of a
particular area, whilst also allowing it to prosper and consolidate.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/76612-braddan-land-off-erection-doors/documents/1420448*