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

As the Clear Cottages almshouses celebrate their centenary, Mavis Howard shares their remarkable story – a journey from near-closure to thriving community homes. It’s a tale that could have ended very differently, had it not been for the determination of the trustees and timely support and guidance of The Almshouse Association.

Thank you for sharing your story, Mavis. It has been a truly inspiring read. All of us at The Almshouse Association are proud of the role our predecessors played in supporting Clear Cottages during a pivotal time. We look forward to continuing our mission to help, guide and support almshouse charities across the country for many years to come. Wishing you all a very happy centenary anniversary!