A 136-year-old Galashiels Church is set for demolition after being deemed ‘beyond repair.’

The historic St Aidan’s Church in Gala Park, which was founded in 1880, needs repair works costing in excess of £450,000 which the owner has said isn’t viable.

The B Listed building was originally named the South United Presbyterian Church and in 1936 merged with the former Trinity Church on the High Street, when it became known as St Cuthbert’s. 

Then in 1974, St Cuthbert’s was united with Ladhope Parish Church, which was renamed St Aidan’s in 1981.

However, the property has lain empty for over a decade.

St Aidan’s finally closed in 2005 due to low congregational membership and high maintenance costs, 

Braedale Developments bought the church and associated church hall in 2007 and were set to transform them into 26 flats, with planning permission granted August 2009. 

However, that year the housing market crash had hit hard and little interest was received from potential buyers.

Previous interest from Eildon Housing Association in the affordable housing element of the development was also withdrawn.

Following the dissolution of Braedale Developments, Book Developments Ltd took over the project in 2014 and submitted a new planning application for a revised scheme of 16 flats, which was approved in 2014. 

As part of the Rennovation Agreement process, conservation contractor John Laidlaw & Sons was commissioned to carry out an inspection of the church building, and their report from November 2015 noted the following:

“From the outside, the roof of the building looks to be sagging, which would suggest a problem with the timbers within the roof. Inside the building, numerous leaks are very visible, from the gutters, valleys and leadwork. 

“There are also various areas where leaks have formed where slates have slipped from the roof. This has caused the timbers to rot and collapse, and certain areas are unsafe for access. 

“Rot has also set in to the lintels and these are collapsing and allowing the masonry to move. Outbreaks of wet/dry rot are visible throughout the building.

“At the moment parts of the building cannot be accessed safely and if left in its present condition, in the very near future, the entire building will become totally unsafe.”

Border Telegraph:

Another inspection on February 13, 2016 set out further concerns regarding the serious deterioration of the building fabric and the now dangerous state of several areas of the structure.

Robert Laidlaw, from John Laidlaw & Sons said: “It is my opinion that the building is beyond the point of economical repair. The damaged areas are too numerous to detail individually. 

“The dry rot is so extensive that the building would need to be completely gutted, with scaffolds put in place to support and prop the roof and make the building safe, before any works to the roof, masonry, leadwork, etc. could be considered.

“The roof slates alone, of which 75 per cent need replacing, would cost in the region on £115,000.”

Updated construction costs and anticipated sales values showing a potential development deficit has now regrettably put the viability of the planning-approved conversion and refurbishment project “well beyond reach,” said a Book Developments spokesman.

They added: “Possible options of obtaining public funding support is also not feasible as no proposals have been forthcoming from any party on potential community use which might have retained all or part of the buildings as existing.”

There is also no prospect of obtaining Heritage Lottery or Big Lottery funding as such grants are only available to not-for-profit organisations, while Historic Scotland Building Repair Grants are not available for conversion projects or for those that do not bring any wider community benefits.

“Furthermore, the timescale for applying for and obtaining any public funding would be impractical considering the currently dangerous and rapidly deteriorating condition of both buildings,” added the spokesperson.

Book Developments Ltd believe that the only way to sustainably develop this site, and to avoid the derelict church and hall becoming an increasing eyesore and a danger to the public, is to demolish them and for a modern, new-build residential development to replace the local landmark.

The application for demolition is being considered by Scottish Borders Council.