Parish seeks to demolish old church building over health and safety fears

A LOCAL parish has applied for the proposed demolition of an old church building.

Duneane Parish wishes to have the Old Sacred Heart Church on Staffordstown Road in Toomebridge knocked down ‘for safety reasons’.

A Design and Access Statement has been lodged by the Inaltus planning agency to Antrim and Newtownabbey Borough Council.

It said that the building was B1 listed in 1974.

The old church was constructed between circa 1820 and 1839 and the listing extends to the old church and its railings.

The building has been unused since the construction of the new modern church located beside the site.

In 1991 an application to delist the building was submitted. This was refused.

The document said: “The old church has been redundant since 1991 and has fallen into a state of disrepair.

“In the 30 years since its closure, the building has lost its windows and a number of slates in the roof. Structural surveys confirm the building is in serious structural distress.

“The proposal seeks listed building consent for demolition of this church.

“As a landowner the Diocese of Down and Connor are one of the largest owners of listed buildings in Northern Ireland. They manage and maintain many listed churches, buildings, and important built heritage features.

“However, they are also a responsible landowner and have obligations for the safety of people that come on to their land, whether lawfully or unlawfully.

“The Diocese have insurance requirements that obliges it to protect employees and other persons from bodily injury at all times.

“In addition, the remote rural nature of the old church makes it vulnerable to anti-social activity. There is no natural surveillance in the area and there is a danger that people entering the site, albeit unlawfully, would be vulnerable to injury.

“Again, it is in the interests of the Diocese to ensure that all people are protected from injury and that the Diocese discharges it obligations as a landowner to fulfil its insurance obligations.

“In short, if the Diocese to not comply with its insurance requirements, it could be held liable for any claims for compensation, in the event that the insurance company deemed that the Diocese has not taken all necessary precautions to mitigate or eradicate the potential hazard.

“The potential risk for someone gaining access to the site is a very real scenario, which the Diocese, and indeed the Council is obliged to acknowledge. Whilst security fencing has been erected around the old church, this is inadequate to deter determined persons seeking to access the site.”

Two separate companies have surveyed the building.

An initial survey by Macro Property Solutions undertaken in 2023 raised roof issues with the building, timber decay, wall plate decay, collapsed purlins, missing coping stones and significant cracking of walls.

Cavehill Associates were commissioned to consider the matter further in 2024. Their report looks in detail at the structural integrity of the walls of the building.

Their report dated 22nd February 2024 is included with the application and provides a detailed analysis of the structural integrity of this building.

The starement said: “The report finds that some of the main walls were out of plumb to an unacceptable lean from a structural perspective. It concludes that localised collapses occurred in this building and more collapses will occur, which presents a hazard leading to potential injuries/fatalities. The only viable option recommended is that the building be taken down.”

Following this report, Cavehill Associates provided further information reinforcing their February 2024 report, providing structural calculations and rebutting alternative solutions such as installing temporary roof coverings which are considered will cause structural collapse during high winds.

A third report from Cavehill Associates restates that the building is very unstable, particularly during high winds, with collapse or partial collapse anticipated leading to danger to others.

“Details of the amount of demolition works required is shown on the plans, which is noted as being the minimum works needed as localised areas of adjacent masonry would also be lost with removal of parts of the building.” the document said.

“The report advises that “with the loss of original walls, it brings into question the viability of such as scheme and hence the option of demolition or part demolition should be considered in conjunction with the local relevant Authority”.

“Cavehill Associates advise that “this building has reached, or is approaching, a ruinous condition”.

Planning Policy Statement 6 policy BH 10 deals with demolition of a listed building. It does not deal with the demolition of a listed building which, for health and safety reasons is necessary.

The statement continued: “The building is neither a Grade A or B+ listing and as such does not benefit from the highest protection. Policy BH 10 does permit some forms of demolition.

“Demolition is permitted in exceptional circumstances. In this case the structural integrity and the hazard to the public is a clear case for demolition.

“It is compelling, based on the survey information form a highly qualified structural engineer, which significant experience in historic buildings.

“The building has been retained since the 1990s despite no longer serving a purpose following the development of the new church.

“It has no alternative uses. The demolition of this building is not for economic gain, and there is no proposals to reuse the lands.

“The building is beside a graveyard and there is no scope for redevelopment. The condition of the building has been clearly set out in the supporting reports.

“The Church have retained ownership of this building for decades and it is now in a position of having serious health and safety concerns with this building being retained in the current state on their lands in this remote area of the countryside.

“The Diocese is open to discuss this matter with the Council through this application process to provide further justification for the proposal if necessary.”

In summary, the report concluded: “The old church has been unused for over 30 years. An application to de-list it was refused in 1991. Being unoccupied for three decades has taken its toll on the building and it has fallen into disrepair. As a responsible landowner, the Diocese is required to comply with its insurance obligations to ensure that it removes any potential hazard to the public.

“Based on the expert advice of the structural engineers, the Diocese now seeks permission for demolition of this building.”