Armagh City, Banbridge and Craigavon Borough Council planning officers have granted outline planning permission for the removal of a vacant parochial house sited to the rear of the listed St James the Apostle Church in Market Street, Tandragee, with a proposal to build a modern family residence in its place.
Proposal and site details
The building targeted for demolition dates from the 1960s and is not included in the formal listing for the adjacent church, which is designated Grade B. The application proposes the demolition of the house together with three outbuildings and an adjacent wall and gate on the north-east boundary. Vehicular access is to be retained from Cornmarket Street, between numbers 27 and 29, with a recommended closure of the access through the church car park.
"The church is listed Grade B, but the house is not."
Documents submitted with the application, including a Design & Access Statement, describe the intention to replace the former parochial house with a contemporary dwelling potentially offering three to four bedrooms. Depending on the final footprint, the new house could be a single-storey or two-storey cottage-style property, the statement explains.
Heritage and planning assessment
Planning officers noted that the application is at an outline stage and that details relating to design, form and external finishes will be considered at the reserved matters stage. Using the concept plan supplied by the applicant, officers said the proposed dwelling would sit about 20 metres from the church fabric and concluded that a suitably designed house and garage could be accommodated on the site without unacceptable harm to the listed building.
- Existing building: vacant parochial house (1960s), not listed
- Adjacent heritage asset: St James the Apostle Church, Grade B listed
- Works approved in outline: demolition of house, three outbuildings, adjacent wall and gate
- Access: retained from Cornmarket Street (between 27 and 29); church access to be closed
- Proposed new dwelling: circa 3–4 bedrooms; cottage-style one or two storeys
The planning report makes clear that approval at this stage relates to the principle of development and site access; final matters of architectural detail, materials and landscaping are reserved for later consideration. Officers emphasised that design detail will be scrutinised in subsequent submissions to ensure the new dwelling is sympathetic to the setting of the listed church.
Local context and consequences
Tandragee’s Market Street and Cornmarket area contains a cluster of historic and ecclesiastical buildings that contribute to the town’s character. The parish house’s mid-20th century origin means it does not share the same historic interest as its 19th-century neighbour, but the site remains sensitive because of its proximity to the listed church.
For residents and the parish community the decision balances two local priorities: safeguarding the visual integrity of a heritage asset while allowing a redundant, deteriorating building to be replaced with a family home. If the developer proceeds to reserved matters, neighbours can expect detailed proposals on scale, finish and boundary treatment, and will have an opportunity to comment as the application progresses.
| Item | Detail |
|---|---|
| Site access | Cornmarket Street (between 27–29); closure of church car park access proposed |
| Distance to church | Approximately 20 metres |
| Listed status | Church Grade B; parochial house not listed |
| Decision | Outline planning permission granted; reserved matters to follow |
The next stage will be closely watched by those concerned with heritage protection and by local people looking to address town-centre vacancy. The council’s position indicates a willingness to permit sensitive redevelopment where it can be demonstrated that the setting of listed buildings will not be adversely affected. Detailed design proposals, when lodged, will determine the ultimate impact on the streetscape and the relationship between the new dwelling and St James the Apostle Church.
