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challenges faced by residents, including rising energy costs, inadequate insulation and the environmental impact of outdated heating systems, the trustees undertook a thorough review in 2023/24.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

Case Study: The Almshouse Association recently awarded Abergwyngregyn Almshouses a £10,000 grant to support their refurbishment project.

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 kindly documented their refurbishment project on Bodalun Almshouse (one of their two almshouses) to share.

Background

A small almshouse charity responsible for just two almshouses located in the village of Abergwyngregyn, on the northern edge of Eryri National Park. The almshouses are a pair of single-storey one bedroom cottages (originally 3 units), built in the mid-nineteenth century to provide accommodation for “poor persons of good character who have resided in the parish of Aber for not less than five years preceding the time of their appointment”.

Vacancy triggers essential renovation works at Bodalun

In December 2023 Bodalun became vacant after being occupied for many years by a resident who had been unwilling to consider major change; however, once the property was empty it was clear that comprehensive upgrading was needed before Bodalun could be offered for re-occupation. The works included:

• replacement and upgrading of the kitchen and bathroom facilities
• replacement of the old heating/domestic water system with a combi-boiler
• new floor coverings throughout and other measures to improve the accommodation’s thermal efficiency.

Almshouse Association grant helps charity overcome financial hurdles

The cost of the refurbishment posed a significant challenge to the Charity’s finances, as its regular income comes solely from two almshouses – an amount that was halved while Bodalun remained unoccupied. The Charity was therefore both relieved and delighted when The Almshouse Association approved a £10,000 grant towards the project. This generous support enabled the necessary works to proceed without placing undue pressure on the reserves set aside to ensure the long-term sustainability and viability of the almshouses.

Progress despite initial delays and disruptions

Work commenced in summer 2024, though an early setback occurred when a hidden water pipe just beneath the bathroom floor was accidentally punctured, causing flooding and requiring a full drying-out process. Fortunately, the project progressed largely as planned thereafter, with the exception of a further delay when their original decorator became unexpectedly unavailable, prompting a last-minute search for a suitable replacement.

Refurbished Bodalun welcomes new resident

The refurbishment works are now complete and Bodalun was re-occupied in February 2025. The new resident, a lifelong member of the Abergwyngregyn community, has moved from a three-bedroom housing association property – now freed up for a family in housing need – into the newly upgraded accommodation.

He is settling in well and is very happy with his new home, which is far easier to manage and keep warm.

Aber Almshouse Charity is most grateful to The Almshouse Association for its invaluable support, which has played a vital role in ensuring the continued availability of almshouse accommodation in Abergwyngregyn for years to come.

posted 8 April 2025

Case Study: New side porches for Dr Radcliffe’s Almshouses, Steeple Aston, Bicester, Oxfordshire

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.

The Almshouse Association provided Dr Radcliffe’s Almshouses with a £40,000 loan to replace the porches on their two almshouse dwellings. We thank Richard Preston, Chairman of Dr Radcliffe’s Almshouse Trustees who has put together the information below for us to share with you.

Background

Steeple Aston has two almshouses in the village, dating back to 1640 and built under the guidance of Samual Radcliffe, the rector of the village at that time and principal of Brasenose Collage, Oxford.

Originally, two single-room, one-storey properties until 1812, when a first floor was added to both. In the 20^th century, a kitchen and bathroom were added, and at some stage, a porch-style structure was added to No. 1 and a lean-to attached to No.2.

Planning and repairs: navigating listed building requirements

Around the end of 2021 it was identified that some major repair work was required to No. 1’s porch so the Charity decided to apply to the local district council for work to repair the situation. It was at this stage, the Charity realised that detailed plans and designs were required to meet the listed building requirements and that both properties needed to be matched to meet planning and conservation requirements.

After some exploration, the Charity managed to find an architect to draw up a design that met the council’s specification and then submitted it to planning for approval.

Once approved, a contractor capable of completing the work was needed, so the Charity put their project out to tender. By this point, it had become clear that the work would be expensive, but fortunately, they managed to secure a local builder they were familiar with and who came in at the most competitive price.

Successful restoration: sympathetic extensions for the almshouses

Eventually, the work commenced with no major issues other than those to be expected from a building of this age. The almshouses now feature two identical extensions, thoughtfully designed to complement the original building, replacing the poorly constructed timber side extension at No. 1 and the questionable lean-to at No. 2. The build included:

• Front elevation now in local stone
• Timber windows
• A roof and a timber door which are both aesthetically pleasing and secure.
• The flooring is now in quarry tiles and once the weather allows, the access pathway will be finished in a resin surface to make the whole area look so much better and safer to walk on.
• Bin storage has been added to both properties and
• additional electric sockets in the extension allows better use of that area.

Sadly, the occupant of No. 1 passed away at the remarkable age of 95 at the start of the construction work — though it’s worth noting the two events were entirely unrelated. This gave the trustees an opportunity to refurbish No. 1, and a new occupant is set to move in on 1 April 2025.

Funding

The main challenge was to find the funding of £65,000 as the Charity’s funds did not stretch that far.

With the help of The Almshouse Association and the local Dr Radcliffe’s School Foundation, the Charity was able to secure the funds required and work commenced during early Autumn of 2024.

Unexpected discoveries

Digging down to create footings, drains were found that no one had any knowledge of, and some modifications were required to make safe and, in some cases, make access for future maintenance should this be necessary. The weather was not always compatible with exterior building but eventually, the job was completed and the resident in No. 2 was able to supply tea and coffee when required by the builders.

Advice for charities contemplating a similar job.

Richard Preston comments, “If I had to give any advice to anyone contemplating a similar job, I would advise them to use a contractor that is known to them and can work around issues that will crop up with a building that has been around for a few centuries. Our builder has come in on budget and has managed to solve some issues that other builders might well have struggled with. Always keep calm and remember, if a problem arises, there is always a solution!

“Many thanks to The Almshouse Association for their invaluable help and advice and I believe we are now in a much stronger and secure position that we have ever been previously.“

Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted 19 March 2025