How The Almshouse Association’s £100,000 loan enabled Ottery Feoffee Charity’s most ambitious development in decades.

Ottery Feoffee Charity is a long-standing almshouse charity serving the parish of Ottery St. Mary, Devon, with origins tracing back to 1440 when local benefactor John Lawrence gifted land and housing for the support of elderly parishioners.

Over the centuries the Charity has continued to provide accommodation for those in need, expanding and rebuilding its sites through the contributions of figures such as Robert Hone, William Sherman and Henry Beaumont. As of 2025, the Charity manages 22 homes across three sites, offering secure, affordable accommodation to both individuals and couples.

In recent years, the trustees identified an urgent need to increase the availability of almshouse housing in response to a growing list of applicants. The Charity owned a plot previously occupied by a second-hand portable classroom, acquired in the 1970s for community use, which had since become outdated and underused. After careful consideration, the trustees concluded that redeveloping this land into new almshouse accommodation would provide far greater long-term benefit to local people.

The Almshouse Association played a central role in enabling this vision. In 2024, the Association awarded Ottery Feoffee Charity a £100,000 interest-free loan over ten years, providing essential financial support toward the construction of a new block of four one-bedroom almshouse flats on the site. This contribution formed a cornerstone of the project’s funding package and gave the Charity the confidence and capacity to proceed with what is its most ambitious building project in decades.

Their interim report on the build outlines the background to the development, the steps taken to bring the project forward, the challenges encountered, and the progress achieved to date, highlighting the significant impact that The Almshouse Association’s support has had in helping the Charity expand its provision for the community it has served for nearly six centuries.

The Charity’s report can be access by clicking below:

posted 26 November 2025

The Almshouse Association provided Frederick John Cleminson for Almshouses with a £25,000 grant in 2024 to allow for the refurbishment of the kitchen and bathroom and relocation of the downstairs toilet in Cottage No.3.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

With the project completed the Charity has kindly prepared a case study for us to share with you.

Background

The F.J. Cleminson Trust for Almshouses manages four Grade II listed almshouses in the small rural village of Willingale, in Essex.

Built in the early 1600s these cottages were later donated to the village to provide safe, affordable housing for elderly people in the community, continuing the philanthropic legacy of Frederick John Cleminson (1878–1943).

Each cottage is unique in layout and size, and the buildings retain many original features and are an important part of the village’s heritage. Over recent years, the focus of the trustees (themselves residents of the village) has been on essential external repairs to make the cottages watertight and preserve their historic character.

Identifying the need

The trustees became aware that Cottage No. 3 required urgent attention as the beneficiary was struggling with accessibility due to an outdated bath and poor shower facilities. In addition, the kitchen was extremely cramped, providing restricted accessibility and was outdated compared to the other cottages.

Having invested significantly in external repairs in recent years, the Charity’s remaining funds were committed to maintaining essential operations and reserves. The trustees faced a challenge in addressing the pressing needs of this beneficiary with no surplus available to invest in further repairs or improvements.

Applying for support

The trustees were aware that grants might be available from The Almshouse Association and applied for a grant of £25,000 to cover the required work in this cottage. The Association’s team was exceptionally supportive, guiding us through the application process and ensuring we met all requirements. We were thrilled to be awarded the grant, which made the project possible.

The project

After securing three quotes, we selected a competitive local builder for the project. The plan included:

• Complete refurbishment of the kitchen, including moving a wall to create more space.
• Relocation of the downstairs toilet for improved accessibility within the kitchen.
• Full renovation of the upstairs bathroom to provide safer, easier showering for current and future beneficiaries.

Bathroom, before, during and after

Work began in early July. Due to the scale of the project and the cottage’s small size, our beneficiary was temporarily relocated. As expected with a building of this age, we encountered some unforeseen issues cause by old pipes, uneven floors and ceilings and complex wiring, which extended the timeline.

Impact

Despite the challenges, the outcome has transformed the rooms. The improvements have revolutionised daily life for our resident, making her home safer and more comfortable. She celebrated her 80th birthday shortly after returning, proudly showing her family the refurbished cottage.

The kitchen, before during and after

Gratitude and acknowledgements

We are deeply grateful to The Almshouse Association for their generous grant, which addressed our greatest concern and secured the future of Cottage No. 3. Special thanks to Jo Williamson for her helpful visit and to Fenella Hall for her ongoing support throughout the process.

posted 10 November 2025

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

In 2024, The Almshouse Association provided Margaret Hyde Charity with a £40,000 loan to address heating issues and general refurbishment requirements. The Charity has kindly shared a case study of their project below:

History

The Willoughby family inherited nearby Bore Place, and it was sold to Mr Bernard Hyde in 1626. He was a Commissioner of Customs for Charles I. In 1698, a member of Bernard’s family, Margaret Hyde, bought a property in Coopers Corner in the north part of the parish, and left instructions in her will that the rent and profits from the premises should be distributed to the “poor” of Chiddingstone.

In 1974, the property was sold, and the money was used to purchase three cottages in Wellers Town. They were intended to provide accommodation for poor people who lived in Chiddingstone and had a strong local connection to the area.

Early on, it was determined to convert one of the cottages into two flats, and that is how they remain today – 2 x1 ½ bedroom cottages and 2 x 1 bedroom flats.

Our early challenges

A new trustee board for the Charity was appointed in June 2023. The previous trustee board had sought the support of another local almshouse charity a year or two earlier as they wished to retire. Unfortunately, this was not completed in line with the Trust Deed.

The Parish Council appointed two councillors as new trustees in accordance with the Trust Deed, who then appointed two of the previous trustees to the board. A clerk was also appointed.  The new Board then commenced a period of handover with the previous Clerk. The new Chair sought the support of The Almshouse Association to ensure that appropriate governance was put in place and used the various Almshouse Association templates to produce a full set of policies.

The four almshouses (two cottages and two flats) managed by the Charity were occupied by residents who had been present for many years. There had not been any formal reviews of residents’ circumstances for seven years and there had been just minor repairs and renovations undertaken within the properties. Whilst the residents had been enjoying very low and static Weekly Maintenance Contributions for that period, they had not complained strongly about the condition of their properties. However, as a trustee board we were very concerned about their housing conditions.

Three of the four properties had quite serious damp issues and the two cottages had ancient and ineffective heating systems. There had been some attempts to make repairs to the properties without really identifying and rectifying the source of the problems.

Seeking solutions

In September 2024, we obtained advice from local and reputable heating engineers as to which form of heating would be most efficient and effective in these thin, single skinned properties. Whilst we did seek advice around the potential for heat pumps, we did determine that this was not the best solution for these properties and instead chose to install a communal oil tank, oil fired boilers to the two cottages, and the laying of the pipework required to potentially install oil fired boilers in the two flats, if we determined to do so at a later date. However, the flats are adequately and efficiently heated via electric heaters at present.

When a terminally ill resident sadly passed away in October 2024, we decided to take the opportunity to fully renovate his and the other cottage that were badly in need of new heating systems, taking them on one at a time, and to also undertake more minor renovations to the other two flats.

Photos taken before and during works

The value of The Almshouse Association

It was at this time, early November 2024 that we sought advice from The Almshouse Association regarding financing the works. Fenella Hall was most helpful in this respect, providing us with the details of the interest free loan scheme that The Almshouse Association operated, and we got to work to get our application in for the end of November 2024. We determined that we would need a loan of £40,000 to help us cover the full costs of the exercise having obtained quotes for all works including refurbishment of both cottages, replacement white goods/carpets etc. The remainder of the project costs c. £35,000, we could cover from our own reserves.

We were delighted to receive confirmation that our loan had been granted in mid-December 2024 and our Clerk proceeded to engage the various suppliers to commit to dates for the works to commence and to draw up a project plan.

Had we not had the fortune to secure the loan from The Almshouse Association, we would have only been able to install new heating in one cottage – that previously provided to the deceased resident – and refurbish it. Once we had confirmation of the loan being granted, we were able to work with the residents of the other cottage to plan their temporary move to the newly refurbished cottage once complete, such that we could refurbish and provide new heating to both in succession.

Obviously, our work plan also needed to identify the sources of damp that we could not put down to inefficient heating. As a consequence, work was undertaken on repairing roofing, re-pointing chimneys and clearing gutters and downpipes. All work was undertaken between January and April 2025, with the first cottage being completed by early February 2025. Given how quickly work was completed, we decided to drawdown the whole loan at once.

The project’s impact

As we got closer to completion of the project, we decided we could start advertising the cottage vacancy in order to identify a new beneficiary for our updated, fully refurbished and redecorated cottage! Word of the renovations had certainly got around the local area and we were excited to receive more than a dozen applications. However, working through them to get to a shortlist was emotionally exhausting. So many people with a need and some quite heartbreaking stories.

However, we did shortlist twice and the final three applicants – a young couple with a baby due; a young lady seeking her first home; and an older gentleman who had fallen on particularly hard times over COVID, and who was currently living in a very small annex. All were invited to come and take a look at the vacant cottage and we were delighted with their responses. However, that made it harder still to make an offer to just one.

We interviewed all of the shortlisted applicants and as a board, made the decision. The gentleman cried tears of relief and was delighted to be offered the opportunity to become the licensee. We were delighted when the young couple were offered a local new affordable home just a few months later and the young lady took over the gentleman’s vacated annex. All in all, this project, enabled by The Almshouse Association loan has enabled four people and one young baby to find somewhere that they can call home.

The residents are delighted with their newly improved homes and we know that they will stay warm and dry as we approach what we are led to believe may be a harsh winter 2025/2026.

“ The renovation works have made a great improvement to my home. Putting in central heating instead of electric heaters; redoing the paint work; putting down new carpets; and adding new white goods have provided me with a warm, cosy and welcoming home. Great job!”  A resident.

Of course, nothing ever goes completely smoothly and we did need to overcome a small oil leak from the tank pipework in the early weeks, a water leak in one of the cottage bathrooms and some staining on one of the chimney breasts. However, these were all quickly overcome by the trusted suppliers we used and we would most definitely use them all again, as well as recommend them on to others looking to undergo similar projects of work.

After renovations

Other people in the village/parish have highlighted how well the project was conceived and the positive impact it has had, not just on the almshouse residents, but also on their neighbours.

In conclusion

All in all, a comprehensive programme of works and very happy residents facilitated by a committed board of trustees, some excellent local services (who we will happily recommend to others) and, of course, The Almshouse Association.

posted 10 November 2025

A case study on the refurbishment project of Sheppard’s Almshouses in Amport, Hampshire.

The Almshouse Association provided a £100,000 loan to support the phased refurbishment of Sheppard’s Almshouses. The trustees of the Charity have kindly prepared the case study below to share their experience with fellow members and interested parties.

Introduction

The Sheppard’s Almshouses comprise six one-bedroom single-person cottages in a listed building aged over 200 years.

The cottages were in need of significant upgrade to modernise the kitchen and bathroom facilities, and to provide protection from the weather in the form of damp protection and insulation, as well as fitting new double-glazed windows at the rear of the building.

The project remains in progress at the time of writing. It has taken the trustees over three years to reach this stage. Four cottages (out of six) have now been refurbished.

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If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

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Background information on the charity

Sheppard’s Almshouses were founded over 200 years ago by Mrs Sheppard, who was the wife of the vicar of Amport, to provide accommodation for the poor widows of this rural parish. The almshouses are now owned and run by a registered charity (the Trust) and provide for those over 50 in need of housing in the parish or neighbouring areas.

A low historic maintenance charge made the homes affordable but left the trust unable to build reserves for major work. The charge is now aligned with fair rent guidelines.

Project details

In 2021, respected local designer, Charles Liddell, was commissioned to draw up plans for refurbishment that would future-proof the cottages.

Listed building consent was granted in November 2022.

Key features include moving the bathrooms upstairs into new dormers, thereby increasing light and space.

Refurbishment has taken place two cottages at a time, as residents need to vacate temporarily. Harpoint Builders, a local firm familiar with the property, began the first phase in April 2024.

Challenges

• Funding – The biggest challenge has been funding. No work could proceed until money was available. The Trust can only currently afford to complete four of the six cottages. No government or local grants were available, and VAT relief was not granted despite the listed status.
• Logistics – Trustees also faced logistical challenges in housing residents during the works, often relying on family support or temporary vacancy arrangements.

Resident impact

Residents and their families have been supportive throughout the process. Though temporary relocation has been disruptive at times, their cooperation has been invaluable. Trustees are grateful for their understanding and flexibility.

Minor issues have been resolved promptly by the Trust and contractors.

Loan from The Almshouse Association

The Trust secured a £100,000 loan from The Almshouse Association, which was critical in allowing the first phase to begin.

This provided a much-needed financial boost and enabled work on the first two cottages. Without it, the trustees believe the project would have been severely delayed or scaled back.

Other sources of funding

Local individuals have generously contributed donations, though applications to larger funding bodies have not yet yielded results. Now four cottages have been completed, the Trust are showcasing the work done to encourage further support from the community.
– See First residents move back to historic village almshouses | Andover Advertiser

Unexpected challenges

As expected in a 200-year-old building, structural surprises emerged. The trustees, designer, and builder anticipated some complexity and managed issues pragmatically as they arose.

Reflections and advice

Looking back, the Trust would have benefitted from earlier communication about the need to raise the maintenance charge and build reserves. More proactive fundraising efforts earlier in the project might also have accelerated the timeline.

Advice to other almshouse trusts: build financial resilience early and take full advantage of support networks like The Almshouse Association.

Architects and builders

The Trust is pleased with both the design and execution of the work.

The local knowledge of both Charles Liddell and Harpoint Builders proved a great advantage and they would be recommended to other local projects.

Listed building considerations

The project included extensive work on a listed building, requiring close coordination with the local authority and specialist design and materials.

Resident feedback

Overall feedback has been extremely positive. A resident recently commented,

“It feels like I’ve been given a brand-new home, but it still has all the warmth and history I loved about the old one.”

Community recognition

The project has been well received locally, with good feedback received from the Borough Councillor (see below). The Trust plans to engage further with the wider community.

Opening event and looking ahead

The Trust hopes to host an official opening once all six cottages are complete. This will be a celebration of perseverance, community support, and the legacy of Mrs Sheppard’s original vision.

Maureen Flood – Test Valley Borough Councillor, comments

The Almshouse Association would like to thank all the people and organisations who so kindly donate to The Almshouse Association and leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2024, £813,667 was approved in new loans and grants totalled £60,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

posted 22 September 2025

CASE STUDY: How a village trust partnered with developers, overcame challenges and delivered new homes

In 2023 South Cambridgeshire District Council granted planning permission to Elbourn Memorial Housing Trust (the Trust) for two 1-bed and two 2-bed properties to be built adjacent to the three existing almshouses, together with landscaping and shared parking.

In addition to utilising the developer’s Section 106 obligation, the Association supported the Trust with a £25,000 grant and £75,000 interest-free loan.

A further loan was secured from Charity Bank, with the Trust also utilising some of its reserves to make the project viable.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

History

Elbourn Memorial Housing Trust (the Trust) was established in 1950, with a bequest from the late Miss Elbourn who lived in the village of Bassingbourn, South Cambridgeshire.

The Trust manages three single occupancy properties in High Street, Bassingbourn and, in line with the wishes of Miss Elbourn, the scheme provides affordable accommodation for local people in need.

The original ‘scheme of governance’ was established and registered with the Charity Commissioners for England and Wales in 1951. It was amended most recently in October 2023 when the trust became a Charitable Incorporated Organisation (CIO).

The work to become a CIO was initiated because of a desire to build additional almshouses, initiate commercial agreements and limit any potential liabilities for trustees.

The Trust has on average, four trustees. The recruitment and retention of trustees remains the biggest challenge.

Demographic need

More recently, as an existing single occupancy almshouse became available it became apparent that the ‘need’ had shifted from being predominantly older people to couples and young families that could not afford private rentals, to purchase a home or were struggling to access the small stock of council properties.

Historically, the land owned by the Trust has not been fully utilised and sufficient space to build additional homes has always existed. It was agreed that new builds should be houses (as opposed to the three existing single storey dwellings) and a mix of one and two bed homes.

This necessitated a change in our processes and handbook but allowed the Trust to adapt to better suit local need.

The opportunity

The Trust’s income and reserves were not sufficient to initiate a build programme.  Having investigated planning applications within the South Cambridgeshire District Council (SCDC) planning portal, a trustee approached a local developer who had been granted planning permission to develop a parcel of land within the village to discuss off-setting their Section 106 (S106) affordable housing obligation.

Initial discussions took place with the developer where we outlined our idea to utilise the Trust’s land and frame a potential financial agreement whereby the Trust and developer contributed roughly equal amounts to the project. Furthermore, it was proposed that the developer undertake all building works.

This approach would reduce the developer’s S106 commitments and permit a more profitable utilisation of the developers site by avoiding a scenario where affordable homes were built within a prestige development. It would also allow a small trust like us to undertake a building project as the customer and to partner with an established and experienced property development company. More importantly, it would facilitate the build at cost (i.e. zero profit margin to the developer) thereby minimising the Trust’s share of the total project cost.

The process

It was agreed that the developer would work to include the utilisation of the Trust’s land into their S106 agreement with SCDC. An existing trustee and local architect developed initial plans for the houses as a basis for discussion between the Trust and developer. In September 2015, the Trust applied for planning permission with SCDC linking-in with the developer’s S106 agreement. Discussions then took place concerning the Trust’s suitability as an affordable home provider and an evaluation of the Trust’s scheme and processes took place.

At this stage, the Trust also engaged with The Almshouse Association and there were several discussions around project management, budgets, legal aspects, and fund raising. All of which provided the trustees with excellent guidance and examples of how other trusts had approached building projects. It was also recommended that the Trust should become a CIO.

SCDC planning took time to consider the application and with additional information, extensions and changes being made it was determined in 2021 that the Trust would also be required to enter an S106 agreement with SCDC and the developer.

The Trust acknowledged that legal assistance would be a necessity and so a search of how to approach what could be an expensive requirement, started. A trustee, when researching pro-bono legal works came across a charity called Law Works, an organisation that attempts to match worthy causes with law firms that are willing to offer pro-bono services. After initial contact and a call to discuss the requirements the Trust was contacted by a London law company that was willing to act on the Trust’s behalf. In January 2023, the Trust’s S106 was finalised.

Planning permission was finally granted in February 2023

A small team of trustees began to focus on the task in March 2023 and met every two weeks. We initiated formal requests for information on loans and grants from The Almshouse Association, Charity Bank and other financial entities.

We were once again fortunate enough to engage a pro-bono legal team to help us with constructing and agreeing a commercial contract with the developer. To enable the initiation of the pre-build works (detailed drawings, planning pre-conditions etc.) the developer and the Trust signed a ‘letter of engagement’ prior to the full commercial contract. This enabled the Trust to pay the developer to commence the works.

Breaking ground happened in early May 2024 and the houses were completed in early-June 2025. New residents moved in on 14  June 2025 and comprise a much broader demographic including single parent families and younger residents. All have strong connections with the village.

On reflection

• Small trusts can achieve big things. No problem is insurmountable and there are many people and institutions willing to help.
• Adopt a team approach, some trustees will accept a challenge while others would prefer not to.
• If you approach developers prior to a S106 being agreed with the local authorities there may be an opportunity to utilise or off-set any commitments.
• The Almshouse Association was our first port of call for all information relating to the project.
• Be prepared to fill in a lot of forms!
• Explore ‘for free’ services first – legal advice is essential but expensive.
• Our developer was very supportive of the Trust’s objectives and challenges. The arrangement worked well for both parties, financially, commercially, and altruistically.
• Gaining planning permission takes time and patience (this may be different in other counties).
• Plans, risk management and budgets are essential tools.
• There are always unbudgeted costs – reserves are essential.

Congratulations to all the trustees and staff of Elbourn Memorial Housing Trust on the successful completion of their project and thank you for sharing the experience.

[Photo credits: Elbourn Memorial Housing Trust]

posted 16 September 2025

Case Study: An Almshouse Association loan for £50,000 supports the re-roofing of John Higgott’s Almshouses, together with installation of solar panels, loft insulation, new guttering and replacement windows and doors to the rear of the property.

Background

Nestled in the village of Newton Solney near Burton upon Trent, John Higgott’s Almshouses were founded in 1876 through the generous endowment of local farmer John Higgott.

The four Grade II listed properties were originally established to provide “accommodation for poor and deserving persons of not less than fifty years of age of good character and cleanly habits (preference being given to aged old agricultural labourers or their widows who shall have resided in the parishes of Newton Solney and Repton or one of them for not less than 10 years)”

Over the years, the almshouses have seen only limited modernisation, most notably in 1969 when each property was extended to include a bathroom and kitchen.

By 2023, the properties consisted of a single bedroom, bathroom, kitchen, and lounge, with both gas and electric heating systems – an arrangement increasingly unsuited to today’s standards of comfort and energy efficiency.

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If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

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The need for improvement

Recognising the growing challenges faced by residents, including rising energy costs, inadequate insulation and the environmental impact of outdated heating systems, the trustees undertook a thorough review in 2023/24.

The properties’ solid wall construction, poor loft insulation and location within a Conservation Area presented significant barriers to modernisation. Nonetheless, the aim was clear: to sensitively upgrade the homes while respecting their historic character.

Project objectives

The trustees focused on three priority areas:

1. Roof replacement, incorporating an approved sub-tile membrane
2. Upgraded loft insulation, to improve energy efficiency
3. Replacement of wooden windows and doors at the rear with Heritage-grade double-glazed units

In exploring renewable energy options, the trustees approached Marley Limited, which proposed using their Inset Solar Panels. Given the almshouses’ rear aspect enjoys long hours of direct sunlight, the properties were ideal candidates for solar generation. Marley supported discussions with South Derbyshire District Council and its Conservation Officer to create a scheme acceptable for a listed building.

After careful negotiation, permission was granted, with the condition that solar panels be restricted to the 1969 extension roofs at the rear of the properties. Discussions with the Council also led to provisional acceptance of approved UPVC replacements for rear windows and doors, though talks around the front-facing elements are ongoing.

Funding and impact

The comprehensive upgrade project has already cost around £50,000 – a sum far beyond the reach of the small Trust on its own. Thanks to a £50,000 loan from The Almshouse Association, the project was able to go ahead.

Once completed, the scheme is expected to:

• Improve warmth and comfort for residents, particularly in winter
• Lower energy bills through reduced heat loss and solar energy use
• Enable surplus electricity to be sold back to the grid, further supporting affordability

Conclusion

John Higgott’s Almshouses demonstrate how even the most traditional of housing can evolve to meet modern expectations, blending sustainability, heritage sensitivity and resident wellbeing.

With the support of The Almshouse Association and collaborative local partnerships, these 19th-century homes are now stepping confidently into the 21st century.

Our thanks to Tony Ratcliffe, a trustee of John Higgott’s Almshouses for sharing their experience.

posted 31 July 2025

CASE STUDY: Hospital of St Anne almshouses, Appleby-in-Westmorland, Cumbria

The Almshouse Association agreed a loan of £100,000 towards the refurbishment of all thirteen almshouses.

How our fundraising helps almshouse charities
If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the forms of grants and loans.

The Charity has generously documented their project to support others undertaking similar work and to demonstrate how funds raised by The Almshouse Association are helping almshouse charities update their properties, ensuring both their longevity and the comfort of their residents.

BACKGROUND: How it all began

Lady Anne Clifford (1590– 1676) was the last member of one of England’s great medieval dynasties. Lady Anne became something of a legend in her own lifetime and has remained a celebrated figure in the history of northern England ever since. After successfully fighting a 40-year battle for her right to inherit her father’s estates, she devoted herself to restoring and enhancing the castles and churches on her lands.

Lady Anne completed the almshouses in 1653 soon after her return to Cumbria. A group of voluntary trustees are now responsible for the care and maintenance of the properties, which have been modernised many times over the years.   

The current project

13 houses make up the group, each house lived in by a single lady as set out in the original Trust Deeds.

Over the years, the maintenance has been funded by the income from a local farm, left in Trust by Lady Anne Clifford for that purpose.

As the buildings aged, and as a result of inappropriate finishes such as cement plaster and poor ventilation, damp was becoming  an increasing problem. The residents were troubled by this and the trustees recognised that they needed to act. If the almshouses were going to be a desirable place to live for the next 40 years, then the trustees had  to improve the fabric of the building and the infrastructure.

With a few vacant properties, the trustees are able to refurbish the houses in phases, as the ladies are prepared to move temporarily to completed houses, before returning to their original houses in due course.

2023 saw an ambitious programme of redevelopment move to the drawing board and the plan is now well underway. 

Execution of the plan will:

• improve insulation in the roof and on the walls
• install modern and efficient heating and hot water systems with a single air source heat pump distributing heat around all 13 houses
• upgrade the ventilation systems
• improve bath and shower facilities
• rewire and replumb all the houses
• install new kitchen facilities
• improve storage for rubbish and recycling.

These changes are designed to make the properties appropriate for the next 30-40 years, and ensure that the almshouses remain a safe, comfortable and enjoyable place to live.

Raising funds and challenges

The work is likely to cost around £1.3m plus fees.

The Almshouse Association has generously supported the project with a £100,000 loan which is repayable over 10 years.

Additional work has been funded by capital held in reserve, Government Grants from Homes England (payable retrospectively), bank loans and other grants. We did not receive the full funding we might have liked, but had clear phases in the redevelopment that we could defer, so that we could do the most necessary work with the funds secured.

There have been a number of challenges along the way which are related to the structure of the Charity, issues of trustee liability, registration of land and buildings held since 1651 and securing finance, all in addition to complex but manageable design decisions, the planning process, builders’ tenders, archaeology, bats surveys and more.

How the project has taken shape

• A project manager was appointed early on in the process. They have worked with the residents, trustees, architects and other consultants to get the project financed and underway.
• With the almshouses being a listed building, a significant amount of work was carried out in advance of starting the works. The costs associated with this initial work should not be underestimated. 

• An ambitious air source heating system is being installed in a newly built annex, with a distribution system around all 13 houses. Residents will be able to draw heat though their own metered supply.  However, it is planned to maintain a core base temperature to ensure that the fabric of this old building remains warm and dry. 
• The latest insulated lime plaster finishes are being applied which will provide warm breathable walls.  Insulated limecrete floors are being laid to replace simple cement screeds, or thin sandstone flags.  New roof insulation will be laid on thickly.
• Improved ventilation for the kitchen and combined living area, along with the bathrooms will further reduce the potential for damp.

• We started with a number of vacant houses and these are being upgraded first. Current residents will then move into the completed houses, and we will then embark on second and then third phases to complete all 13 houses by 31 January 2026.
• Advertising for new residents wishing to take up residence in the vacant units after completion will start shortly.
• The first houses should be complete by the end of June, along with the commissioned heating system.

The trustees have been well supported by conservation architects, M and E consultants, engineers, quantity surveyors, and especially by sympathetic builders who are working on a site with residents to accommodate, very limited access and a constricted site.

A book could be written about all the lessons learned. 

The standout lessons are that such projects take time to brew, and that there are many hurdles to gently leap over along the way. Renovations are not cheap and a significant fighting fund is needed to achieve all the benchmarks needed before major funding becomes available, in our case from Homes England.

In hindsight?

The project timing is now being driven by the need to complete within the timescales for funding by Homes England. Ideally we would have fully achieved land registration, corporate structure changes and bank security in advance of starting building. 

This is not a project to undertake on a shoestring budget. Fortunately, the trustees had significant reserves, but these have been well used in advance of receiving outside funding. The Almshouse Association loan has been invaluable in the early stages of building work, as we do not receive Homes England funding until the work is complete. 

We have been well served by our advisors and professionals. They have advised the trustees in a timely way, and by not cutting corners, have made sure that most problems have been foreseen and dealt with in advance of going on site. 

The Almshouse Association would also like to thank all the people and organisations who so kindly donate to The Almshouse Association and leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2024, £813,667 was approved in new loans and grants totalled £60,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

posted July 2025

The Almshouse Association recently approved a loan of £25,013 to the Perry Almshouses to support the replacement of kitchen single glazed Crittall metal windows with slimline double glazed units in seven of their properties.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the forms of grants and loans.

The Charity has generously documented their project to support others undertaking similar work and to demonstrate how funds raised by The Almshouse Association are helping almshouse charities update their properties, ensuring both their longevity and the comfort of their residents.

CASE STUDY: Perry Almshouses has been held in Trust since 1851 and have provided accommodation for 170 years. Comprising of 10 one-bedroom cottages providing community housing, a sense of friendship, safety, and security for residents.

Balancing Heritage and modern efficiency was our top priority

Challenges

Additionally, sourcing bespoke double-glazed windows that matched the original aesthetic while providing improved thermal efficiency proved to be a complex task.

The constraints of maintaining the visual harmony of the building’s design meant that off-the-shelf options were not viable, and custom solutions required collaboration with specialised manufacturers.

CJL Designs, with over 25 years’ experience of restoring many types of windows in protected Grade I and Grade II listed buildings, offered a fully qualified window restoration and conservation service.

Practical challenges also emerged during installation

The age of the building introduced issues such as uneven window frames and delicate surrounding structures, requiring precise craftsmanship and specialised tools to avoid damage.

The project also had to consider the impact on residents, ensuring minimal disruption during the renovation process.

Finding the Solution

The chosen solution for replacing the single-glazed metal windows involved commissioning bespoke double-glazed units that met both conservation requirements and modern performance standards.

The design process began with extensive research and collaboration with specialists, including conservation officers, appointing a lead contractor who had expert conservation experience and who was able to coordinate other contracting disciplines to provide a total turnkey solution. This ensured that the new windows closely matched the original aesthetic while incorporating advanced glazing technology.

The bespoke windows were crafted using high-quality materials that replicated the slim profiles and detailing of the original metal frames. To comply with listed building regulations, the team worked closely with the local planning authority to secure the necessary approvals, providing detailed drawings and specifications to demonstrate how the replacements would preserve the building’s character.

During the installation phase, specialised techniques were employed to address the building’s unique challenges. Precision fitting was crucial to accommodate the irregularities in the window frames caused by the building’s age, ensuring a seamless integration. Careful attention was paid to avoid damage to the surrounding structures, and steps were taken to protect the interior and exterior of the property during the work.

Results

“The new kitchen window is perfect thank you” – Janet Saunders – resident

Importantly, the project was completed in full compliance with listed building regulations. The bespoke windows preserved the historical character of the property, earning positive feedback. The seamless integration of modern functionality with traditional aesthetics serves as a model for similar renovations in heritage properties.

Funding and Support

As a small almshouse charity obtaining funding was crucial for the project’s success to be completed as one-off project. To fund the project using reserve funds or any capacity from the income expenditure account would have required a longer timeframe for installation.

The Almshouse Association interest free loan of 25K provided the ideal solution. The 4-stage application process was robust; however, support, advice and guidance was readily available from the Loans and Grant Team.

An additional grant of £1.5K was also provided from the Winterbourne Parish Council, which has always been supportive and strive to support local communities and parishioners of Winterbourne. Their loan and grant enabled the replacement of single-glazed windows with bespoke double-glazed units, meeting heritage standards while improving energy efficiency and comfort.

The funding eased the financial strain of this specialised project and highlighted the importance of preserving heritage properties. The Almshouse Association’s and Winterbourne Parish Council’s support modernised the property while maintaining its historical integrity.

Conclusion

The replacement of single-glazed metal windows with bespoke double-glazed units in this Grade II listed building demonstrates how modern needs can be harmonised with historical preservation. By carefully adhering to conservation regulations and employing a thoughtful design process, the project successfully balanced the demands of heritage aesthetics with the benefits of improved energy efficiency and acoustic insulation.

This case study highlights the importance of collaboration between conservation authorities, specialised manufacturers, and skilled contractors in achieving such a complex renovation. The project serves as a valuable example for similar endeavours, offering insights and strategies for overcoming challenges while respecting the integrity of heritage properties.

Case study author – A Bebbington tony.bebbington62@gmail.com

Project Partners

• Perry Almshouse residents and trustees
• The Almshouse Association
• Winterbourne Parish Council
• GJL Designs www.cjldesigns.co.uk/services
• PRJ Contractors  prjcontractors@outlook.com
• South Glousestershire Council

posted 29 May 2025