Case Study: Kettlestone Charities, Little Snoring, Fakenham

This Charity received an Almshouse Association loan of £25,000 towards the cost of insulating the end of the property (bathroom), upgrading the hot water and heating system, and installing solar panels on the south-facing roof.

Clerk, Joanna Otte, has kindly shared the background to the renovations and takes us on their journey to a greener future:

Background

The small village of Kettlestone is fortunate to have two almshouses which provide affordable homes in North Norfolk where many local people are priced-out of the housing market and fewer properties are available for long-term rent.

Both the almshouses are believed to have been instituted during the 18^th century for the benefit of the needy within the parish of Kettlestone. One, the Schuldham Almshouse, was established in 1776 by bequest of Francis Schuldham, the then Lord of the Manor. The other, which was originally two dwellings, was bought by the parish and is thought to replace an earlier cottage of about 1736.

The latter, a single storey building, was renovated in 2010 (also with the support of a loan from The Almshouse Association). During that renovation the central wall, with its back-to-back fireplace for the original cottages, was removed to create a comfortable open-plan kitchen and living room with high-level insulation. The bathroom, however was not included at the time as it had only recently been turned into a wet room.

The project plan

Now, over twelve years later, the trustees needed to insulate the bathroom properly. As the occupant was moving to be nearer family, it was agreed that it was an opportune time to upgrade the heating and hot water systems as well as improve the insulation of the bathroom.

Advice was sought from ‘Leaping Hare’, a local company specialising in energy-efficient products. They suggested:

• that the old immersion heater (which only heated enough water to fill a quarter of the bathtub) should be replaced with an energy efficient hot water system
• the night storage heating should be replaced with more efficient infrared heating panels, and
• solar panels (with a storage battery) should be installed on the long south-facing roof to provide electricity for the property.

During a morning in the empty almshouse with both Katharine from Leaping Hare and Craig from Osier Developments the plans began to take shape and adjustments made in order to improve the initial ideas:

• Craig and his team would strip out the bathroom and the airing cupboard, insulate the exterior walls, replace the toilet, remove the bath completely and in its place install a vanity unit with a sink.
• They would also carry out the repairs to the brick and flint work on the exterior of the building which had been identified in a recent Quinquennial Inspection.
• Katharine and the Leaping Hare team would install the new hot water heater with additional pipes to the shower and the kitchen sink as these had previously been supplied by individual electric units.
• Leaping Hare would also install infrared heating panels to the sloping ceilings of the living room, kitchen, porch and small corridor, and to the flat ceiling in the bedroom. This would free up wall space for bookcases or cupboards and allow the occupant to arrange furniture without the need to allow for hot air to circulate from wall-mounted storage heaters.
• The heating in the bathroom would be provided by a large infrared mirror above the vanity unit, directing heat towards the shower.

Raising the funds

The initial quotes for the project came in at just under £37,000. Unfortunately the property was not eligible for grants from the County Council Warm Homes initiative nor from the local offshore windfarm fund.

So the Trustees applied to The Almshouse Association for an interest-free loan of £25,000 (plus 5% admin fee). The application process was thorough, but straightforward and assistance was available from the administration staff. The application was successful which meant that the trustees could go ahead with the full programme of improvements and upgrades, while still having funds available to tackle the maintenance and repairs which had been identified in Quinquennial Inspections for both almshouses (the other almshouse needed a new front door, repointing to brickwork and repairs to two chimney stacks).

The total cost of the heating, water and electrical and insulation upgrades (and the additional maintenance) at the almshouse came to just over £47,500. So the loan from The Almshouse Association was a great help and much appreciated by the trustees and clerk.

Payback on solar panels

The trustees discussed how to achieve the pay-back on the solar panel investment without disadvantaging the new occupant.

• A number of options were considered, including taking on responsibility for the electrical bills. The latter was rejected as the trustees did not wish to be responsible for non-payment of bills nor to impinge on the occupant’s independence and incentive to use the solar-powered electricity, hot water and heating systems efficiently in order to get the ‘feed-in’ payment.
• After much discussion and a helpful spreadsheet, it was decided to add £7.30 to the Weekly Maintenance Contribution which had in turn been set with reference to the Fair Rent Valuation from the Valuation Office Agency. This figure would mean that the investment in the solar panels would be recuperated over 40 years, while the occupant would benefit from low energy bills.

Happy resident, better environment

The new occupant is thrilled with her home and moved in as soon as the building and installations had been completed. With these measures in place the almshouse is more comfortable and cost-effective for the occupant in the short and long term, and has a beneficial impact on the environment and climate by reducing the use of and reliance on fossil fuels.

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.

A mission to bring a 17th Century ‘Hospital’ in Ufford, Suffolk, into the 21st Century

– Refurbishment of the Ufford Almshouses – Mid-Project Case Study

In 2023, Ufford Almshouses received a £75,000 loan from the Association towards the extension and refurbishment of their two almshouses.

The charity clerk, Judi Hallett has been keeping the Association well informed of how the loan is being spent and shares this update as they reach the half way point:

The History

The Ufford Almshouses were originally called Woods Hospital. They were bequeathed to the Parish of Ufford in 1690, in the Will of Thomas Wood, Bishop of Lichfield.

Originally a hospital for the poor of Ufford, they were altered substantially in 1959 when they were converted into two dwellings. The most memorable features of these Grade II listed almshouses are the curved brick Dutch gables at each end. These incorporate huge chimney stacks and there is a similarly detailed stack along the ridge.

The properties were modernised in 1990 and in 2021, the trustees made the decision to bring the properties up to modern living standards.

The Project

The Current Properties
The current properties (2 and 2A Church Lane, Ufford) have 2 bedrooms, both upstairs, a small kitchen and a narrow downstairs cloakroom. The stairs split halfway to lead to each bedroom. The upstairs bathrooms have a bath but no shower.  

The Refurbishment
The refurbishment will see a single storey extension to the rear incorporating:

• a new reception room
• the current living room will become a much larger kitchen/diner
• the present kitchen and cloakroom will be knocked together to form a level bathroom with walk-in shower
• the upstairs bathrooms will be refurbished
• upgraded heating will allow underfloor heating downstairs and modern radiators upstairs
• the roof will be completely stripped, new insulation fitted, and all tiles replaced. All windows will be either replaced or refurbished and all flooring will be renewed.

Half way point of project

The trustees are approximately halfway through the project:

• the extensions to both properties are complete, with the extension for 2A being watertight
• the roof is 100% complete with new insulation and tiles
• 2A has been completely gutted, with walls moved, new electrics fitted, all plumbing for the new bathrooms in place and the new boiler fitted. The kitchen is part installed and plastering starts this week in the extension. 2A is due to be completed in January 2024 when the current resident of 2 will move across to it, whilst her property is refurbished.

More pictures of the refurbishment can be found at: Pictures (suffolk.cloud)

Challenges

To date, the following challenges have been faced:

• Bats – Ufford is a very rural village and home to many bats. Before the work could start specialist Bat Surveyors had to be engaged to ensure there were no bats roosting in the roof. Luckily, there were not but the trustees have decided they will put up bat nesting boxes when the project is finished.

• Funding – The lead in time to get all the funding in place for the project was significant, around 18 months. The Charity joined the Almshouse Consortium Ltd who were able to provide the expertise needed to secure a grant from Homes England. It also took several months to receive approval from the Charity Commission to use up to £175,000 of the Charities’ endowment funds.

• Extent of the refurbishment – There was debate about the extent of the scheme once the estimates had been obtained, in what was a period of significant increase in construction costs. The trustees decided that a lesser refurbishment would not provide the living space necessary for modern living for more elderly people, some of whom may have mobility issues.

How were the existing residents affected?

This whole project was initiated following the death of one of their long-term residents who had lived in 2A for 20 years and the property was in desperate need of refurbishment. This vacancy has allowed them to refurbish one property and then move their other resident, Mrs C, into the refurbished side, whilst her property is updated.

Although the move was just next door, Mrs C is in her late 80s and the thought of the moving and disruption understandably concerned her family. Offers of local rehousing for 2-3 months were made available at the outset and the option was kept available should Mrs C find the disruption too great. Mrs C made the decision to stay in the house next door and is really looking forward to her new downstairs bathroom, as she can now no longer use the stairs.

The building company chosen were local and all tradesmen have been very thoughtful and understanding; this was one of the considerations, together with cost, for them to be awarded the contract.

How was the project funded?

• The majority of the funding has come from the Charity’s endowments and Extraordinary Repair Fund
• The Almshouse Association reviewed the project in detail and held an onsite meeting with 2 of the trustees before awarding the Charity a loan of £75,000. This is to be paid back over a 10-year period, starting in 2024.
• The trustees were also able to secure a grant from Homes England. In order to secure this grant they worked with Saffer Cooper and became members of the Almshouse Consortium Ltd (ACL). The grant is for approximately one third of the total cost of the project, but it is not paid until completion, so they have had to use more of the Charity’s endowments than originally planned, with a view to repaying these once the Homes England grant is received.

What will the benefits be of this project?

Once complete, the Ufford Almshouses will be fit for living in the 21st Century. They will be accessible and will allow for ground floor living, if required. They will have modern heating and they will be fit for purpose for at least another 30 years.

What happens next?

The project is halfway through; the first task is to complete 2A, and then move Mrs C into that property in order to refurbish the other property. Mrs C will have the option of remaining in 2A or returning to 2, her original dwelling. Either way, when the refurbishment is complete two local residents, with limited financial resources, will have warm and comfortable homes to live in.

What one piece of advice would we pass on to others?

Allocate a sub-group of trustees who can manage the project detail with the architect and the builder with regular (monthly) site meetings and controls to validate the interim project valuations.

Almshouse Association loan Case Study: Hugh Boscawen Charity chimney renovations
By Colin Brown, Clerk

The Almshouses, or the “gallery” as it is locally known, was built in 1696 to house “10 indigent housekeepers” of Tregony. In 1875 it was declared that the almshouses had become so dilapidated that plans were drawn up by Silvanus Trevail and in 1895 the building was renovated.

Fast forward to current times and the trustees had to face the challenge of replacing the roof and managing the deterioration of the chimneys. To this end they appointed Scott and Company (Cornwall Ltd) in late 2018 to apply for planning permission to carry out works to this prominent grade II * listed building and to investigate possible grant funding.

On receiving planning permission in late 2019 the trustees accepted the recommendation of Rothwell Historical Restoration Limited to complete the renovations of the chimneys and Wheeler Roofing Services to strip and replace the roof.

The delay in commencing the works due to the pandemic, led to rising costs, meaning the project cost had risen by some 20% to £101,164. But the work was important to preserve the longevity of the building.

The application to the National Lottery Heritage Fund was rejected as we did not meet their criteria but our submission to The Almshouse Association for a £30,000 loan was accepted, for which we are thankful. If this had not been the case the works would have needed to be spread over a further year. The Almshouse Association loan covered the cost of the chimney restoration and we used funds from our Extraordinary Repair Fund, together with capital in our business bank account for the roof which gave the Trustees confidence they could complete the project.

Although living with scaffolding for over two years was difficult, the residents have felt that the appearance of the building has been greatly enhanced and our village community has been impressed with the result.

With some exterior works still to be completed the spring will be an ideal time to invite the public and hopefully raise some money towards the ongoing upkeep.

We would advise any other almshouse charities to meet their contractors and their employees. This, without doubt, makes life easier dealing with them on a first names basis and it certainly helps to resolve any problems should they arise.

Many thanks to the Hugh Boscowan Charity for sharing their Almshouse Association Loan Case Study with us all.

If you have an almshouse story you would like to share, how living in an almshouse has changed a resident’s life, how a grant or loan has ensured residents keep safe and warm, how a trustee is making a difference to the charity,.. please do get in touch via karenmorris@almshouses.org

posted December 2023

Many thanks to the trustees of Sponne and Bickerstaffe Charity for sending in a case study on the completion of the solar power installation with the help of an Almshouse Association interest free loan.

About the Charity

In 1445, Archdeacon William Sponne, the Rector of Towcester, died and through his will a Charity was formed to benefit the residents of Towcester in various ways.  In 1689 Towcester-born Thomas Bickerstaffe, who became a successful merchant in London, founded a charity to lease a piece of land and built three “Alms-Houses for the labouring poor of Towcester”.

The Sponne and Bickerstaffe charities were merged in 1782 and other bequests of land and money were received over the years.  The original almshouses were maintained and added to, but began to fall into disrepair and in 1982 the site was sold.  At that time, the charity owned a parcel of land on the (then) outskirts of Towcester.  Part of this land was sold to a housing developer and the proceeds of the sale were used to build the current almshouse complex, Moor Field, on the remainder of the land.

Profitable and low-carbon electricity almshouses

Moor Field consists of 12 self-contained bungalows heated by electric storage heaters and a house for the on-site warden.  There is also a separate communal room, a kitchen and a laundry room housing washing machines and tumble dryers.  The common rooms are used by the 15 residents for social events and by the Charity Trustees for its monthly meetings.  Other community groups from Towcester also use the common room for their activities.

The bungalows’ storage heaters were becoming more expensive to run (especially over the last 18 months) and accounted for a significant part of the site’s carbon footprint. For many years the Trustees anguished over what to do to modernise the heating methods and to make Moor Field more environmentally sustainable.

In 2021 we were lucky enough to receive a grant from the (now closed) Rural Communities Energy Fund (RCEF) to carry out an energy audit of Moor Field.  We used this grant to engage the energy and environmental consultants Ricardo to perform an in-depth energy survey, to recommend a way forward to provide a cost effective and low-carbon solution to the heating problem and to identify potential sources of grants to fund the recommended scheme.

Ricardo quickly confirmed something we suspected – several of the residents could not keep their homes warm enough in winter.  This is a serious situation for the almshouse residents who can be elderly and not very mobile.  Clearly, we needed to do something.  Ricardo’s project recommended that we address this problem by replacing the storage radiators with air source heat pumps (ASHP) and installing a photovoltaic (PV) solar cell system to provide electricity for use by the site.

The cost of implementing these measures would have exceeded the reserves of the Charity (and indeed those of many almshouses) so Ricardo and the Charity’s trustees investigated sources of grant funding.  Unfortunately, it quickly became apparent that Government grants at the time excluded social housing which was a big stumbling block to Moor Field.

In early 2022, with ever increasing electricity prices, the Moor Field Trustees decided we needed to do something, and that our first priority was to install solar panels to help negate the effects of the energy crisis we were going through at the time.

Sourcing funding and inviting tenders

In mid 2022, we investigated many other funding options, and concluded that The Almshouse Association interest free loan would be our best option. With further support from Ricardo, we quickly formulated a tender specification and contacted several companies and invited them to tender for the work.  Next we completed our application (with much help from The Almshouse Association staff) and were able to demonstrate that the project was cost-effective using our preferred contractor.

As part of the application process, The Almshouse Association required a business plan along with financial modelling of the scheme.  Once again, The Almshouse Association’s financial forecasting template and advice from The Almshouse Association staff proved invaluable.  Our plan was to use the savings from reducing the amount of power bought in from the grid along with the sale of any surplus power to the grid to repay The Almshouse Association loan.  The remaining profits would be shared between the charity and the residents. Fortunately, our application to The Almshouse Association was successful and we were able to proceed with the project.

With help from Ricardo we analysed the tenders and settled on the quote from Cahill Renewables who quoted for a 42 kW Solar PV array with the option of adding battery storage at a later date.

The installation

In early May we accepted the quote and paid the deposit and an installation date of 31 July 2023 was agreed.  Cahill Renewables arrived on time on 31 July and the installation was completed by Wednesday 2 August.  We were very pleased with the standard and quality of work. Carhill Renewables were very considerate of our residents and as you can see from the photograph provided a very neat and professional installation.

We started generating electricity on 2 August and early indications based on the first two months suggest a site saving of £15/day.  This will increase once the paperwork to allow payments for exported power is completed (this process can take up to two months to complete).

The next steps

Over the coming months we will start to see the financial benefits of the PV scheme and to share the benefits between the charity and the residents.

Meanwhile, we are continuing to search for grants to fund the ASHP scheme while the trustees weigh the benefits this will bring in terms of vastly-reduced heating costs and lower carbon emissions against the risks of being an ‘early adopter’ of this relatively new technology.

In conclusion, we would certainly recommend that other almshouses consider installing PV power – warmer residents and a lower carbon footprint!

UPDATE! This month (October/November 2023) we have been able to reduce our resident’s day rate for electricity by 5p per unit .

posted 7 November 2023

The Almshouse Association has been following the refurbishment journey of Tibberton Almshouses for the last two decades. We supported them with a loan and they have diligently kept the Association abreast of all the developments so it was wonderful to recently receive notification that the final part of their journey had been completed.

The Journey to the refurbishment of No2 Bovone Lane

Over the weekend of 28 to 30 April 2023 a new resident moved into the last of the refurbished almshouses in Bovone Lane, Tibberton, representing the culmination of a journey for the trustees of Tibberton Almshouses, of some twenty years.

Phil Bevan, Clerk / Treasurer to the Trustees of Tibberton Almshouses shared this update on the end of their twenty year journey:

With the help of a loan from The Almshouse Association and a grant from the Forest of Dean District Council (Publica Group), we were able to achieve our final objective (for now!).

• No2 Bovone Lane was a one-bedroom property.
• By forward planning and the expertise of our chairman with his DIY skills he was able to put forward a proposal to also provide a cloak room on the ground floor and a shower room on the first floor.
• This entailed removing and re-siting the stairs from their original position to a new location, without prejudicing the floor space of the kitchen.
• Removing all plaster, re-pointing inner walls to accept wall slurry to combat rising damp and insulating the walls.
• Providing an LPG (buried) tank for new plumbing, heating and hot water.
• The removal of the stairs and virtual demolition of the inside of the property.
• The removal of ground flooring and replacing it with an insulated concrete floor.
• New cloakroom.
• New shower room on the first floor.
• New heating and plumbing.
• New electrics (including car charging station).

Like the old saying “it takes a village to raise a child”, it also takes a wonderful and willing community to rebuild an old legacy. The Tibberton community plus others have made sure these almshouses continue to provide safe and warm homes to people in need in the community for many generations to come.

[top photos l-r – Brian with Tibberton’s Almshouse’s spiritual friend the Rev’d Canon Helen Sammon; New resident Diane with Alison Evan (4th generation grand-daughter of benefactor; “happy band of domestics” (trustees!)]

posted 27 September 2023

Kindly prepared by Viv Miles – Trustee , Charities of Richard Poyntz & Others

“Our two cottages in question were built in 1929, they were gifted to the Charity originally to house retired farmers, but over the years the farms diminished and the Charity decided to house homeless retired persons, this recently changed again, due to the increase in our area of homeless younger people between the age of 48-65yrs, who we now consider. “

THE COTTAGES

They are one-bedroom properties, with tiny galley kitchens and very little cupboard space, nowhere to eat and it was hard for the residents to keep clean and tidy. They were very dark with no room to manoeuvre, especially if the person was disabled. They had old wooden outbuildings, used for coal that was rotting, very damp and cold.

When The Almshouse Association visited a few years ago, they emphasised the kitchens were not fit for purpose and suggested we knock the outbuildings down and build extensions. This was impossible at the time as the Charity had very limited funds, so the Charity decided it would be a project for the future, and with careful planning over five years, we at last felt we were able to fund a large part of the project. We also asked the Association for help and they most kindly offered us a loan of £50,000 and a grant of £20,000. The total cost of the project was £100,000 and we didn’t need to source any additional funds.

This was a very big project for a small Charity and if The Almshouse Association hadn’t helped, we most definitely wouldn’t be able to save the buildings, let alone build liveable working kitchen/dining areas, so as a Charity we can not thank them enough.

After three quotes we employed a local builder, Gary Foss.  We applied to London Borough of Havering who indicated we needed planning permission as the plot is within the conservation area. This we were not expecting, as the extensions were within the permitted construction that would only normally require building regulation control, so a set of plans had to be drawn up and approved.  It was granted, but it took 10 weeks, so this delayed the build, and of course cost extra money. The build started and the residents had to move all their belongings, we helped them as much as we could letting them use our office space and interacted with them all the time to make this transition as easy as possible.  The build was carried out in phases.

PHASE 1 – KNOCKING DOWN OUTBUILDINGS

PHASE 2 FOOTINGS

PROBLEM 1 – BUSHES

On viewing the foundations and drainage, the Building Inspector considered that 18ft of bushes had to be removed as they were too near the new building and would impede the drainage. This also meant fencing had to be installed as it backed onto a farmers field.. i.e. more additional cost!

PHASE 3 – BUILDING THE EXTENSIONS

When the building work began, the builder noticed the No. 2 house alignment was wrong and started to investigate. He had already started the block work, but we now had another problem…

PROBLEM 2 – SUBSIDENCE

The builder had discovered subsidence. There was an enormous crack where the outbuilding was taken down that went down to the foundation level. The trustees decided the only course of action was to do the remedial work acknowledging there would be additional costs incurred.

To stop the problem once and for all, the builder recommended digging 2-metre trenches on each corner, going underneath what footings there are, placing acrows on a slab, then filling with concrete.

We agreed and the building work could then commence up to roof level including insulation work:

 PHASE 4 – ROOF

London Borough of Havering altered the new roofs on both extensions as they considered them too high. This alteration also had a cost impact, but the build was now watertight ready for knocking through.

PROBLEM 3 – ROOF

The original roof has several problems including roof spread. There are no crossway beams so the roof is spreading causing tiles to slip. The roof tiles, which at some point had been replaced, are second-hand and crumbling. This problem, although temporarily fixed, will have to be completed at a later date.

PHASE 5 – KNOCKING THROUGH

Acrows were installed ready for the main beam so walls could be knocked down and brick work installed to hold the beam. New windows and backdoors were reinstated, including first fix.

PHASE 6 – PLASTERING INSIDE & SCRATCH COATING TO OUTSIDE BUILDING

PHASE 7 – PAINTING TOP COAT

The Trust purchased the emulsion paint and the builder painted the initial coat, but the residents decided they would rather paint the topcoat.

PHASE 8 – KITCHEN FITTING

The kitchens were bought from Howdens and the builder fitted them. Howdens were extremely good and gave us a large discount for the two kitchens with ovens, hobs and cooker hoods.

…. and with flooring, also undertaken by the builder, but bought directly by the Trust. 

The residents have so much more space to be able to eat at a table and more cupboard space, plus they are now so much more accessible for anyone with disabilities.

“The new extended kitchen has made life so much better.  I can now sit and eat at a table for the first time in years.  The kitchen has really improved my quality of living and I can’t thank you enough”.
Resident A

PHASE 9 – MAIN COAT TO OUTSIDE OF BUIDINGS COMPLETED

” We started with a really small kitchen, it has been a long process with a lot of surprising obstacles, but now we have an absolutely brilliant large kitchen/diner with wonderful colours, sharp straight lines and beautiful finish, the cottage is now much warmer due to all the new insulation, I am short a couple of plug sockets but overall I am very happy with what I have and live a better quality of life; I can go shopping weekly instead of every day, it has created a huge space I never thought possible, I can now resume normal life.  I am very thankful for everything for all the work done and thank you to Vivienne and her husband for all the long hard hours you both spent working here to help”.
Resident B

ADVICE TO OTHER SMALL CHARITIES

This experience has taught us so many things to look out for and here are a few:

• Make sure you have a contingency fund for any incidentals that may arise.

• When getting quotes, make sure you add every little thing you want built or fitted ie: building a cupboard and finishes, or employ a quantity surveyor.

• Appoint one person in charge you can trust, or a project manager, so they can make on the spot, important decisions. This helps the builder work to his schedule and they can pay him on time with every phase, especially if you use a small building firm. Do not pay your builder his final payment until he has completely finished and consult your fellow trustees before paying this.

• Always support the trustee/secretary that is in charge.   

• Make sure at all times your residents are supported, as it can be very stressful, and if they move in with someone for the duration, keep them informed of the progress at all times.

“Our properties were finished to a high standard and the builder gave us loads of advice. The trustees were all very impressed with the work, as were the residents.”

posted August 2023

This August, Councillor Veronica Dunn, the Lord Mayor of Newcastle, officially opened a sustainable housing development designed specifically for disabled residents in Spital Tongues, Newcastle.

The St Mary Magdalene & Holy Jesus Trust’s £3.8m Magdalene Court almshouse development, located on a prominent site at the top of Richardson Road, is set amongst mature retained trees and has been designed by JDDK Architects.

The development has been built by Meldrum Construction to meet the current National Space Standards, providing extensive circulation space for residents of the 15 accessible one-bedroom apartments designed for older people with a disability who wish to live an independent lifestyle. The development also includes three, two storey, three-bedroom homes designed for families – the first time the Trust has provided housing for families.

The innovative scheme provides highly insulated and air-tight homes with heating by air source heat pumps powering LST (Low Surface Temperature) radiators. Mechanical ventilation with heat recovery ensures no heat is wasted and a steady supply of fresh air internally while Magdalene Court also features a ‘green’ roof terrace of sedum plants.

Internally, the apartments are designed for lifetime occupation with the open plan living, dining and kitchen allowing light from the living space windows and balcony through to the kitchen. The bathroom is also flexible for a bath or shower with wet room design with future adaptability.

The ground floor apartments all have private patios and gardens while the upper apartments have balconies to create connection with the nature and outdoor green spaces. All the apartments are fitted with a Warden Call system summoning help if required whilst there is also an extensive ground floor store for wheelchairs and electronic buggies.

The three family homes enjoy south facing gardens with a patio and shed for cycle storage provision with rear access for added convenience of circulation. The layout also features future adaptability with accessible WC for future shower installation, an aperture for a future through-floor lift, stair lift and temporary bedspace in the ground floor living space.

John Lee, chairman of the St Mary Magdalene & Holy Jesus Trust, commented,

“The Magdalene Court scheme is an exciting development for the Trust. It both builds on what we have done successfully in the past in providing accommodation for older people, but also widens our scope to include providing accommodation for families.

“We consulted extensively on this scheme with partners and stakeholders and providing the mix of accommodation that we are doing will ensure that the Trust is using its assets effectively and efficiently to deliver benefit in the City.

“Despite being affordable in name, often affordable housing schemes still have fairly high rents, particularly for more popular areas. So, perhaps most importantly for our residents, we have used our funds to cap the almshouse residents’ weekly maintenance contributions inclusive of service charges at Local Housing Allowance levels.

“The new apartments have been quickly snapped up and we are now continuing with an extensive refurbishment programme for our existing properties whilst also developing plans to provide additional properties on our main site on Claremont Road.”

posted 19 September 2023

Association grant funds new conservatories for two Gloucestershire almshouses

The village of Cranham, Gloucestershire, has two almshouses that were given to the village by local benefactor George Jones back in 1868 ‘to be occupied rent free by one widow and her family, or two widows without families’. These cottages eventually fell into disrepair but were renovated in the 1970s and are once again occupied. The qualification criteria have been broadened somewhat in line with modern times to people with a Cranham connection who are in need.

The one bedroom properties have limited floor area so the George Jones Trust explored ways of increasing liveable space. Initially an extension to the rear of each property was proposed, but after obtaining quotes from builders, the rising costs of building materials proved prohibitive. Plan B was to add a conservatory to each property which would increase the ground floor area and allow the residents to better enjoy a view of the garden.

Two quotes were received from local suppliers and C&L Windows & Conservatories, Gloucester was selected. From the start this company was really professional, easy to communicate with, and better still arranged for a local construction company to work with them on preparatory ground works, which made the project really straightforward from the point of view of the George Jones Trust.

The first stage of the project included the groundworks and moving oil lines as they impinged on the conservatory footprint.

The project was really quite straightforward and the whole installation from groundworks to completion was done and dusted within two weeks.  The quality of the work is impressive and the project was delivered on time and to budget. We’d like to recommend C&L Windows for the quality of their work, reliability and professionalism.

“The new conservatory has been an absolutely fantastic addition to the house. It provides an area that can be used all year long regardless of the weather. It brings the garden in and provides a peaceful space in nature in which to sit and read, or just watch the birds. I have found the space very calming since it has been installed. For me, with my Lupus, it has enabled me to get the sense that I am outside, without exposing myself to the sun’s rays which would make me unwell, so I am extremely grateful for this. It also provides me with additional space to entertain guests and can even have people around for a meal now with the fold away table I plan to get. I cannot believe how lucky I am to live in the almshouse and the conservatory has quite simply been the icing on the cake. Thank you so much.”

Resident Nic Granger

We’re really grateful to The Almshouse Association for their grant of £25,000 which contributed about 50% of the total cost involved. Our coffers are quite low as we’re about to embark upon a project to install solar panels and energy storage at the properties, which will use much of our funds, so the assistance of The Almshouse Association in contributing towards the conservatories is invaluable. The conservatories have really enhanced the wellbeing of our residents.

Can you help us build more almshouses and ensure those we have are the best they can be by making a donation to The Almshouse Association or leaving a gift in your Will?
To find out more about how you could help build and protect almshouses for generations to come, please click here.