Historical Information on Nos 31-39 Royal Avenue

Nos 31-39 Royal Avenue, commonly referred to as Royal Chambers, is a four-storey redbrick building constructed in 1882. The architectural design was created by the notable firm Young & Mackenzie, established by Robert Young and John Mackenzie in 1868. In the same year, the firm designed the adjacent Nos 65-73 Royal Avenue (see HB26/50/191). By the early 20th century, Young & Mackenzie had established themselves as the most successful architectural practice in Belfast, securing significant commercial commissions throughout the city, as noted by the Dictionary of Irish Architects.

Construction and Ownership

Royal Chambers was built as part of the Royal Avenue redevelopment project, which took place from 1880 to 1881. The building was owned by Sir Robert J. McConnell (1853-1927), a prominent local estate agent and politician who served as Lord Mayor of Belfast from 1900 to 1901. Originally, Royal Chambers featured between four and five ground floor retail units, while the upper floors were designated for office space. The Annual Revisions recorded a total rateable value of Nos 31-39 Royal Avenue at £444. Among the first occupants of the building was Sir Robert McConnell's own offices and auction market, located in one of the ground floor units.

Early Occupants and Changes

At the turn of the 20th century, Royal Chambers housed the offices of two major railway companies: the Great Northern Railway Company and the Great Central Railway Company of England. Both railway companies occupied ground floor retail units by 1897. The Belfast Street Directories from this period indicate that other ground floor units were home to Noblett’s Confectioners, a newsagents run by Miss Grant, and the auction market of Sir R. J. McConnell. The upper floors were occupied by various accountancy and insurance firms, alongside private offices for Harry Douglas (a portrait painter), Mr. D. Craig (an engraver), and William Moyes (a designer) (Belfast Street Directory – 1901).

Over the next three decades, the occupants of Royal Chambers underwent several changes. By 1910, the two railway companies had vacated the ground floor units, which were then taken over by two jewellery dealers. By 1918, the upper floors remained occupied by various solicitors and insurance agents, alongside the offices of local architect W. J. Moore and G. C. Mitchell Ltd., a linen manufacturing company (Belfast Street Directories 1910-18).

Valuation Changes and Occupancy in the 20th Century

During the First General Revaluation of Property in Northern Ireland in 1935, the total value of Royal Chambers increased to £1,495. By the 1930s, only Noblett’s confectioners and Sir R. J. McConnell’s estate offices remained from the original list of occupants. Due to disruptions caused by the Second World War, no further revaluations were conducted for over two decades. However, during the Second Revaluation (1956-72), the total value of the building rose to £3,018. By the end of this revaluation period in 1972, the ground floor retail units were occupied by Concord Travel Co. and the Woolwich Equitable Building Society, while Sir R. J. McConnell’s offices ceased operations in 1960.

Architectural Significance and Listing

Nos 31-39 Royal Avenue is one of several commercial properties established on the newly created boulevard of Royal Avenue, developed by surveyor J. C. Bretland between 1880 and 1881. This redevelopment involved relocating approximately 4,000 residents and clearing the previous line of buildings along Hercules Street, leading to the creation of the long open boulevard extending from Donegall Square to York Street. The only surviving building from before the 1880s is the former Provisional Bank of Ireland (HB26/50/106), which remains on the original line of Hercules Place.

Royal Chambers was listed in 1996. According to Patton in 1993, it was one of the first premises to open on the newly completed Royal Avenue. He described Royal Chambers as a “four-storey five-bay building in red brick and stucco with curved bay ending rather abruptly at Rosemary Street,” highlighting its architectural features, such as mostly duplex windows framed by panelled pilasters and shields, round-headed windows on the third floor, and a parapet broken by wavy-topped dormers with ball finials (Patton, p. 283).

References

Primary Sources

PRONI OS/6/1/61/2 – Second Edition Ordnance Survey Map 1858
PRONI OS/6/1/61/3 – Third Edition Ordnance Survey Map 1901-02
PRONI OS/6/1/61/4 – Fourth Edition Ordnance Survey Map 1931
PRONI OS/6/1/61/5 – Fifth Edition Ordnance Survey Map 1938
PRONI VAL/12/B/43/E/1-13 – Annual Revisions 1862-1896
PRONI VAL/12/B/43/C/17-44 – Annual Revisions 1897-1930
PRONI VAL/7/B/9/22 – Belfast Revaluation 1900
PRONI VAL/3/B/3/13 – First General Revaluation of Northern Ireland 1935
PRONI VAL/4/B/7/41 – Second General Revaluation of Northern Ireland 1956-72
Belfast Street Directories (1901-1918)
First Survey Image – HB26/50/191 (1977)
Ordnance Survey map 130-13NE (1959-60)

Secondary Sources

Brett, C. E. B., ‘Buildings of Belfast: 1700-1914’ Belfast: Friar’s Bush Press, 1985.
Larmour, P., ‘Belfast: An illustrated architectural guide’ Belfast: Ulster Architectural Heritage Society, 1987.
Patton, M., ‘Central Belfast: An historical gazetteer’ Belfast: Ulster Architectural Heritage Society, 1993.

Online Resources

Dictionary of Irish Architects

105 Osborne Park

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