28 Derryvolgie Ave, Belfast, BT9 6FP

28 Derryvolgie Avenue is a semi-detached two-storey late-Victorian red brick villa, built around 1870, attributed to the development of Michael Woods, an auctioneer with premises in Donegall Street. The architect is unknown, though the bracket detailing on the canted bay roofs has led architectural historian Paul Larmour to suggest William Batt — who designed a house for himself a few doors down at No. 20 ("Sorento") in 1884 — though no firm evidence has emerged to confirm this. The quirky aspects of the design may instead point to an amateur or builder-led approach rather than any professional architectural input.

Setting and Context

Derryvolgie Avenue runs east to west between the Malone and Lisburn Roads, two main arterial routes due south of Belfast city centre. It takes its name from Derrievolgie House, a large Italianate dwelling at the south-eastern end of the street, built 1856–58 to a design by Thomas Jackson for Cranston J. Gregg, and now used as a crèche. The avenue and the surrounding area developed out of long strip farm plots, probably established in the early 1600s, stretching westward from the Malone ridge down to the lower ground of the Bog Meadows. The integrity of these plots was compromised in the first half of the 19th century by the construction of the new Lisburn Road (1816–19) and the Ulster Railway (1837–39). These changes, combined with the willingness of the cash-strapped Donegall estate to sell off its assets, opened the area to development.

Up to around 1860, development largely took the form of relatively large single properties individually set within the former plots, many functioning as small private demesnes complete with gate lodges on the Malone and Lisburn Roads. In the following decades, the exodus from the town centre intensified and these gardens were themselves subdivided. By the end of the century, much of the area had become suburbanised, with the old farm boundaries laid out as streets lined with a mixture of detached and semi-detached houses, and terraces appearing on streets closer to the northern end of the ridge. Nos. 28–30 Derryvolgie Avenue represent part of this mid-Victorian phase of development — at a time when semi-detached dwellings were actually considered socially inferior, or "down-at-heel", in the context of the prestigious residential development flourishing in south Belfast during the city's period of rapid industrial expansion. The year before construction, in 1869, Woods had advertised for let "several hundred feet of building ground, suitable for a pair of semi-detached villas", but ultimately appears to have developed the site himself, as he is recorded as the immediate lessor in the valuation book.

The property is screened from the street behind a row of mature trees and hedging. Cast iron gates, featuring a name plate reading "DUNSONA", are centred on the entrance portico. Large stone flags set in gravel lead to modern quarry-tiled steps (painted). Extensive mature gardens to the east and north significantly enhance both properties within the Derryvolgie and Windsor Conservation Area.

Overall Form and Significance

No. 28 is one of a pair with No. 30. The two houses are arranged in an unusual configuration, split parallel to the street so that No. 28 reads as a largely symmetrical detached single dwelling when seen from Derryvolgie Avenue, while No. 30 is tucked behind it, accessed by a long driveway. Together the two form a roughly U-shaped plan overall, with each house having a gabled main section abutted by a two-storey return to the east, with the returns of the two houses meeting to create the U. The group value between the two properties is strong: they share matching sliding sash windows, projecting eaves, and decorative carved brackets to the canted bays. The internal layout of No. 28 is slightly at odds with the external fenestration — including a number of mock windows — which reinforces the suggestion of an amateur or builder-led design. Nonetheless, the rooms are well-proportioned, with an array of historic features and quirky details that contribute to the building's idiosyncratic character.

As an intact pair, set within their mature gardens, Nos. 28 and 30 are considered among the best examples of their period within the Derryvolgie and Windsor Conservation Area.

Materials and Roof

The roof is covered in natural slate (Bangor Blue) with black clay ridge tiles. The eaves project with exposed carved timber rafter ends, and the same carved detail is applied to the timbers at the overhanging gable, arranged in threes. There are three red brick chimneys: one centred on the main roof ridge, offset to the left (west), with canted and soldier-coursed bricks to a corbelled cap and two octagonal yellow clay pots; a second centred on the return ridge with the same cap detail and three octagonal yellow clay pots; and a third set along the dividing wall between the two properties, which is plainly detailed, has six circular clay pots, and has been partly replaced.

Rainwater goods are cast iron, including hoppers, with replacement uPVC hopper and rainwater pipe on the east and west elevations. The walls are red brick in Flemish bond to the south and east elevations, and English Garden Wall bond to the north and west. Windows are generally single-glazed double-hung sliding sash with 2/2 panes (horizontally split), unless otherwise noted below. There is a continuous brick plinth with a chamfered brick cap, soldier-coursed brick to window heads, and projecting stone cills, painted.

Front Elevation (South)

The south-facing front elevation is largely symmetrical with formal fenestration: five equally spaced windows at first floor, a central entrance portico with two windows to its left (west) aligned with the first-floor openings above, and a single-storey canted bay to the right with a mono-pitched roof cantilevered on painted decorative timber brackets with a corner pendant. The canted bay is thought to be a later addition, possibly from the 1930s, although it is detailed similarly to the original bay on the east elevation, with fish-scale slates and exposed rafter ends carved to match the main roof.

The two windows to the far left at first floor have lattice leaded panes to both top and bottom sashes; the window directly below has leaded panes to the top sash. Solid panels behind parts of these two windows, coupled with attic windows in the west gable end, indicate an internal arrangement slightly at odds with the exterior.

The entrance portico appears on Ordnance Survey maps from 1873 through to 1959 but not on the 1970 map, suggesting it may have been replaced at some point. It features Doric columns of lightweight hollow construction, with corresponding pilasters, supporting an entablature comprised of a plain frieze and projecting moulded cornice. The flat roof is lead-lined with a sheeted timber soffit, painted.

The timber-framed front door has two moulded panels below the mid-rail, with multi-paned glazing above, incorporating some bulls-eye glass and two further panes below the top rail with stop-chamfered edge detail. The same stop-chamfered detail is applied to the plain glass over-light, multi-paned side-lights, and diagonal sheeted base panels. The soffit above the door opening is rendered and painted, with panelled detail. The door is fitted with a lion-head brass handle.

East Elevation

The east elevation comprises the gable end of the main building and the east face of the return.

On the gable, there is a canted bay at ground floor and two windows above. Centred on the ridge at attic level is a stone roundel with a blind shield to the centre, hood mould, and foliated label stops, all painted white. The canted bay has a mono-pitched roof with fish-scale slates, cantilevered on decorative carved timber brackets with an elliptical corner pendant and similar detail to the base of the brackets. The deep eaves beam is exposed with carved rafter ends and verge timbers, all with stop-chamfered edges.

On the return, there are two windows at both ground and first floor, formally arranged with openings aligned and diminishing in height. The base plinth, window heads, and cills match those on the front elevation.

West Elevation

The west elevation comprises the projecting gable end of the main building and the west face of the return.

The gable is informally arranged, with a projecting timber bargeboard and carved timber supports arranged in pairs. At attic level there are two small timber sliding sash windows with 1/1 panes, centred on the apex (the left-hand one has a broken pane). Two windows at first floor are offset to the right (south) and there is a single window at ground floor. The ground and first floor windows are replacements but match the original 2/2 sliding sash design, with double-glazed units. There is lighter-coloured brick in stretcher bond between the first-floor windows, where the current owner removed a wide steel-framed casement window and inserted the present windows. The ground floor walling is painted white and faces onto the small yard described below.

Above the extension, the gable is abutted by a full-height bay with a cat-slide roof and clipped eaves, with a modern timber-framed window comprising twin side-hung multi-paned casements at first floor and a diminutive fixed pane to the attic. Near the valley with the return, there is a fixed triangular-shaped glazed light between the cat-slide and the main roof, with a modern skylight adjacent. On the return, the ground floor is largely enveloped by the later extension; there is a single window at each floor, with obscured glass to the lower sash at ground floor and a small fixed light above the flat roof.

Rear Elevation (North)

No. 30 abuts the north side of the return, so the north elevation of the main building is exposed only at first floor, where it contains a single window at half-landing level with 1/1 leaded glass panes.

Yard and Outbuildings

A red brick wall abuts the west side of the front elevation and contains a segmental carriage arch and a flat-arched pedestrian entrance, both fitted with modern painted metal gates. The top section of the carriage arch retains its original timber-framed gates, including metal strap hinges and diagonally sheeted boarding. The current owner has advised that this carriage arch was originally intended to serve both No. 28 and No. 30. Behind the wall is a small paved yard, enclosed by a flat-roofed modern extension to the north (containing a timber-framed glazed screen and door), the gable end to the west, and the original outbuildings to the east.

The outbuildings are two storeys, gabled, with natural slates, black clay ridge tile, and a conservation roof-light; the walling is painted brick. At first floor there are three openings: one offset to the far right (north) and two to the left; the opening nearest the south gable has a single casement window without glass, and the other two have sheeted timber half-doors. The ground floor is largely concealed by the flat-roofed extension to the right side; there is a single wide opening to the left with horizontal timber boarding and a vertical sheeted timber door, all painted. A small freestanding greenhouse stands near the south-west corner of the house. The remainder of the grounds are lawned and planted.

Flat-Roofed Extension

A flat-roofed extension was added around 1970, connecting the main house to the outbuildings in part. This extension detracts to some extent from the character of the property. The current owner subsequently converted it into a family room and installed a utility room, shower room, and WC.

Historical Occupancy

The house is difficult to trace in its early decades, as the valuers appear to have erroneously listed both No. 28 and No. 30 as vacant until at least the late 1890s, and the absence of house names and street numbers makes the period directories hard to decipher. The 1877 directory records John F. Hodges (a medical professor at Queen's College), John Reid Jeffryes (general manager of the Northern Banking Co.), Joseph H. Lytle, and David B. Lytle as living in unnamed properties on this side of the avenue, with only Professor Hodges and a Reverend S. M. West recorded in 1880.

By the time of the detailed 1900 valuation of Belfast, No. 28 was occupied by Miss Henrietta Benn, with the freehold having passed to a Mr. S. Kelly. The 1901 census records the house as a first-class dwelling containing between 10 and 12 rooms, with Miss Benn living there alongside her niece Mary Selina Hodges (possibly a relation of the aforementioned Professor John F. Hodges) and a domestic servant.

By 1903, the house was being leased to John R. Irvine, a wine merchant, who appears to have given the building the name "Dunsona". He may also have been responsible for adding the bay to the front elevation, though the Ordnance Survey maps give no clear indication of when this actually appeared. The 1911 census records Mr. Irvine occupying the property with his wife Alice, his sister Mary Irvine, a house guest named Ethel Hannin (described as a "Professor of Music"), and a domestic servant, Annie Ramsey; 11 rooms were in use by this date.

By 1918 the house was jointly occupied by a solicitor, M. McGown, and a B. McGown. R. D. Morrison, listed in the directory as a Justice of the Peace, was living there by 1924, and the Morrisons remained until at least 1951. The property was then acquired by C. G. Mooney, described as a company director, who added the flat-roofed section to the rear at some point between 1959 and 1970. The Mooney family retained No. 28 until around 2006, when it was sold to the present owner.