Victoria Pier

8th February 1955

MEMORANDUM

VICTORIA PIER BUILDINGS

Origin

These buildings were constructed at the time of the enclosing of a large area formed by the junction of the root of the Victoria Pier and the Loch Promenade.

The primary purpose in constructing the buildings was to fulfil an urgent demand for public conveniences which arose about the year 1888. It is interesting to note in this connection the following remarks of Governor Walpole during the discussion on the utilisation of the site.

--“conveniences must be provided for the very large visiting public and unless these conveniences are provided - and very large conveniences, we are always liable to a repetition of the – scandal which occurred last Whit Monday. I know people object to a “village” of shops on the root of the Pier, but I am confident that what we require is a “village” of conveniences, which will have to be provided.”

The incorporation of the shops, waiting rooms, arcade, etc into a much large building than was originally intended, was urged by Governor Walpole and his advisors, “to divide and regulate the traffic”, he further adding that “if no structure were place din the centre of the area , it would prove itself the most dangerous open space in the whole of Europe”.

The first intention was to erect 36 shops together with public facilities. This scheme met with considerable opposition from tradesmen rate payers in the town and the scheme was amended to include 12 shops only, in the form of a triangular building covering, with pavements, about 25,000 ft. super.

The Structure

The buildings were erected in 1890 to the design, by open competition, of a Mr Cheers, at a cost of £6,990.

They were constructed of red faced brickwork with sandstone pilasters, lintols and balustrade. The walls and floor generally are structurally sound excepting for a settlement in the centre of the west side of the building. This settlement took place around 1900 and is situated on the ground immediately between the original sea wall, which runs obliquely across the arcade hall, and the head of the ancient fort. This defect is visibly noticeable on the west wall at the entrance steps to the roof and in the N.W. corner of the hall where the terrazzo floor has at one point settled to a maximum of 23/4 inches and where the masonry in the walls and column has been disturbed. There is evidence too that the settlement still continues.

The flat roof over the building is constructed of steel joists spaced at 5 ft. centres infilled with 10 inches of unreinforced coarse concrete of a porous nature.

This method of roof construction is entirely unsuitable for such a building. The dead load of the concrete on the steelwork is considerable and the extent of corrosion in the steel cannot be determined. A further unsatisfactory feature is that, except at considerable expense, no major alterations can be made inside the building which involves the whole or partial removal of any wall, thus restricting any development to a modification within the internal units of the structure.

The Shops

By modern standards, the shop fronts and fittings generally, appear antiquated, dating the building to the Victorian period in which it was erected. There is little doubt, however, that the shops serve a useful purpose, the rental income more than offsetting the expenditure in maintaining the facilities provided for the public.

The Café

The original design allowed for a refreshment room with buffet counter, no provision being made for cooking. The intention was that, if expedient, the 2 adjoining shops on the North side could be added to the floor area.

The accommodation soon proved itself inadequate, and by stages the café has been extended by incorporating the police room, cab drivers shelter and two shops on the south side, and now the present superficial area exceeds twice that of the original. In spite of such development the catering arrangements are far from ideal especially when it is considered that, on a peak traffic day, the café caters for some 1,000 people.

The Left Luggage Office

Here again, the original capacity was inadequate and to make way for more accommodation the general waiting room has been absorbed. This office can now cater for 600 patrons at a time and on peak days the luggage of 1,500 people is dealt with.

The Lavatories

This section of the property is, perhaps, the most out of date. The W.C. accommodation in the Ladies’ lavatories was doubled about 25 years ago by taking in half of the Ladies waiting room. In recent years all the wash basins have bene renewed and a H. & C. water system installed. Otherwise, the fittings remain much the same as when the building was first opened.

Of the necessity for these conveniences, (which was the primary consideration in erecting the premises) there is no doubt. From observations taken in recent years, it can be safely calculated that the number of people using the conveniences exceeds one half of the total passenger arrivals. At mid-season, 1949, he figure averaged over 4,000 daily, but since that date the Douglas Corporation have erected public conveniences on the promenade which may now effect the returns.

The Arcade

The arcade, designed as the main feature of the building, has its chief value on early mornings at week-ends, and on wet days when it now fulfils the duties of a waiting hall. In wet weather it provides the only public indoor shelter south of the Villa Marina Colonnade. It is probably the only part of the building which has not undergone any alteration during its lifetime.

Offices

The offices have always been readily occupied as booking and enquiry offices, and as such have been an asset to the area. If available, a greater number could be let than at present.

An attempt was made in the past to secure the waiting room as the Douglas Custom House; no doubt a suitable area for such offices, and accommodation for which, together with the Board’s own offices, might be considered in any future building.

The Roof

The Promenade roof over the building was originally opened to the public, with access by a wide flight of steps leading from Peveril Square, but was closed after the ground settlement previously referred to, owing to the risk of the live loading weakening what was an already unsound section of wall.

The roof water drainage, leading into internal gullies, has long been an inimical feature and roof leakage due to this system is a constant source of trouble.

The Verandah

The Veranda with its patent glazing was added in 1906 at a cost of £1,200. As the building itself had not been designed to take a veranda, the fitting has never been water tight and the dripping of water through the joints is a source of annoyance in wet weather.

In recent years a large number of glazing bars and glass has been renewed.

General

The clock tower is ideally situated, is in a good state of repair, and the clock gives very little trouble.

The ornamental stone balustrade around the building is severely weathered, and in exposed positions the detail of the sculpture work is rapidly deteriorating and in places indiscernible. The unbecoming cast iron veranda presents to the building an architecturally non descript elevation.

Revenue

The estimated receipts from the property in 1890 were £1,000, representing a fair return for the outlay.

Throughout the years, under normal conditions, the receipts have always considerably exceeded the expenditure. Indeed, only in the war years have there been deficits, and over the total war periods the net deficit was only £190.

The expenditure and receipts of the buildings up to the year 1897 can not be ascertained, but for the following 25 years the annual surplus was rarely less than £800.

It would appear that by the year 1902 at the latest, the outlay on the building has been fully recovered.

The present rental is only £140 more than that of 1922.

Considering that the spending power of the pound has been falling gradually for many years (it is now only 1/3rd that of 1838) and that a greater floor area of the building is now let off than ever before, it would appear tha the property should now command a much higher rent.

Although tenants have always been readily available, there may, however, be reasons for this apparent discrepancy in rental income such as:

1. The Shops, traditionally bazaar type, were once the only shops on the Loch and Harris Promenades. Some 20 years ago a large number of shops suitable for this type of trade, were erected at the Villa Marina and may have eased the demand.
2. The opening of the Edward Pier may have affected the trade of the N. side shops.
3. The closing down of the Marine Drive Railway and Steam Ferry service in recent years, may have diminished the passing traffic.
4. The widening of the Loch Promenade may have diverted passenger traffic from this side of the promenade.
5. The great increase in motor transport facilities may induce people to travel out of town. (Motor transport was almost non-existent when the buildings were erected).
6. Although, for a given number of customers the cash turnover per shop must have increased, this can not be true of the lavatories where admission charges are precisely the same as in 1890.

Asset Value

As a financial asset to the Board, proof is best illustrated by comparing figures for the past 58 years–

Total Income, 1897 – 1954 …......... £66,211

Total Expenditure, 1897 – 1954 …... £30,580

Thus, over the period the board has benefited financially by about £35,600, and if an average figure for the previous years be added, the figure reaches £40,800, which would indicate that the initial cost of the building plus the veranda has already been recovered 6 times.

If, after the outlay had been recovered, the annual surplus had been placed into a Sinking Fund @ 3½%, the sum of £89,000 would now be available towards the cost of a new building.

For some years past, repeated references have been made in the Engineer’s annual report to the desirability of major alterations to modernise the property or the need for complete reconstruction.

If present suggestions for its reconstruction do not materialise, the question of completely re-roofing the building will have to be faced, in the immediate future, in the interests of public safety.

Conclusions

The buildings generally, are by modern standards entirely out of date.

The facilities offered are very much used by the travelling community.

They are a financial asset to the Board.

The cost of dilapidations must be greater in the future.

Whatever the future of the buildings or site; from experience gained in operating the buildings the following considerations are essential:

1. A large island refuge is necessary on the site to regulate traffic.
2. Public conveniences for boat passengers should be provided on a larger scale than at presentations are essential:

1. A large island refuge is necessary on the site to regulate traffic.
2. Public conveniences for boat passengers should be provided on a larger scale than at present.
3. Efficient accommodation for left luggage is necessary.
4. An area must be provided for a waiting room with seating accommodation.
5. Refreshment or café accommodation should be provided for waiting passengers.

Handwritten note: Ladies 139,000 first year

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