Take a peek into the lives of Hopton’s Almshouse residents…

Hopton’s Almshouses were established in Southwark, London in 1752 and have been continually occupied since. They provide the opportunity for residents of the borough to remain in the heart of the city, actively engaged in the community in which they have lived for most of their lives.

The film on the website of Witherford Watson Mann Architects was commissioned as part of the on-going research into the views of older people on the value of remaining in their existing communities in the heart of busy urban locations. The findings underpin the design being developed by the Architects for a contemporary almshouse for the 21st century to be run by United St. Saviour’s Charity.

Nigel, Shamus and Barry talk about almshouse living and the importance of being able to live in their local community.

Click on the video at the end of the architects webpage below to view….

• http://wwmarchitects.co.uk/projects/almshouse-southwark

or to access the video directly

• via Vimeo, click here

posted courtesy of WWM Architects 8 August 2023

Good things happen in 3s!

One of Retford’s oldest institutions took the limelight on the 25^th May 2023 to celebrate the opening of their five new almshouses.

Sloswicke’s Almshouse Charity, which was established in 1658, is a Registered Provider with Homes England and now has 46 properties at 4 sites in the town.

In 2017 they seized the opportunity to acquire the former joiner’s workshop adjacent to their existing properties on Union Street in Retford. The new construction in 2023 is very timely as the original almshouses were built in 1823 and refurbished in 1983. The Union Street Almshouses came to Sloswicke’s on the merger of Charities in 1982.

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The new development not only allowed the Charity to increase the number of homes they own by a further five properties, but  includes 2 bungalows which is a welcome addition to the type of homes they offer. It also presented the Charity with the chance to work with conservation architects,  Soul Architects, to redesign the area to the rear of the combined Union Street properties to incorporate communal gardens, seating areas and a scooter store to benefit all the residents. This will allow the new residents to immediately feel part of an established community.

Sloswicke’s were the first member of the Almshouse Consortium to secure a grant allocation in the 2021-26 Homes England funding programme. Other funding for the project has been provided by The Almshouse Association, The Charity Bank and Sloswicke’s own reserves.

“These properties have been a long time coming, with many hurdles overcome on the way, but we have residents lined up for all 5 which demonstrates the need and confirms that the trustees efforts will benefit members of the local community, hopefully for centuries to come”

Tim Shuldham Chair of Trustees.

Congratulations to all the trustees, staff, architects and contractors who have worked so hard on this successful project – its wonderful to see plans and funds come to fruition, adding another five almshouses to the affordable housing stock in the UK and providing warm and safe homes in the community for people in housing need – in perpetuity.

posted 7 August 2023

Further reading: Sloswicke’s Almshouse charity to build extra flats and cottages in Retford – Lincolnshire Live

CAF Bank has published a great case study on their website on the Poland Trust Almshouse Build which we have shared with you below:

The cause

A philanthropic gift, the commitment of trustees to a decade-long project and CAF Bank’s support. These are the foundations of a new build scheme in Surrey, to make affordable accommodation available for people who otherwise may not have been able to stay in the area.

High property prices mean that the availability of housing is a worry for many local people. The Poland Trust, a locally-based charity and Almshouse Association member, has been looking at ways to meet the need for affordable homes, so that the community can continue to flourish.

The Trust’s main aim is to help people in need, hardship or distress who have a connection to the villages of Brockham, Betchworth, Buckland and Leigh. It was set up with the financial support of Sidney Michael Poland who lived in the area. He died in 1936, leaving funds and property for the benefit of local villagers. Originally, the charity helped older residents to find suitable homes for retirement. In recent years, it began exploring how to help young people stay in the area by providing social housing.

CAF Bank support

After nearly ten years of searching for a suitable site, The Poland Trust is developing Poland Meadow. 12 homes are being constructed on land gifted by a local family. The Weekly Maitenance Charge for these flats and houses will be at approx. 60% of market rate, with priority given to those with a strong connection to the local area.  The development also includes five self-build plots, which the Trust has sold to local residents at 75% of market value. A covenant means that these can only be sold on at 80% of market value and have to be offered to people in the local community.

Getting this project off the ground relied on support from a number of sources, including the Trust’s own resources, a grant from Mole Valley District Council, proceeds from the self-build plots and a bank loan.

CAF Bank was selected to provide long-term finance. Following discussions to understand the needs of the project, we were able to provide a secured loan which was drawn down in summer 2022.

The impact

The development provides four one-bedroom flats, two one-bedroom houses, five two-bedroom houses, and one three bedroom-house. In collaboration with The Almshouse Association, all the homes are designated as almshouses, in line with other properties run by the charity. The first four units are occupied by residents with an average age of around 30.

“I never thought I would be able to live independently in the village and community where I grew up, because of housing costs in the area so this lovely new flat is a life-changing opportunity for me and I am extremely grateful for it,” said one new Poland Meadow resident.

Project takeaways

A challenge might have multiple solutions

The inclusion of self-build units assisted The Poland Trust in making the project financials stack up, as well as providing a different option for those for whom rental properties are not a suitable solution.

Know your local environment

The trustees of the charity are all local and know that the area floods. With this knowledge they invested approximately £300,000 installing a reservoir for surface water, so they can control the release of water into the local catchment area.

Engage with the local community and employ local firms where possible

The architect of the project has lived in a local village all his life, the builders are based nearby and the building standards supervisor lives in the area.

We recognised some time ago the need for social housing for the younger generation, to supplement our existing almshouses which cater for older beneficiaries.

We are immensely grateful to CAF Bank and all the supporters of this development, which will provide high quality homes for current and future residents. The greatest reward has been the reaction of the new residents as they move in.

Andrew Barratt, Trustee

See Also: Almshouses for young people in Surrey |

posted June 2023

The Taunton Heritage Trust is an almshouse charity based in Taunton, Somerset.  We provide 66 almshouse flats in the town for the over 60s in financial need.  All our flats are adapted with the older person in mind and have walk-in showers and a 24-hour care alarm system.  We also provide live-in Warden support. 

[above photo: Grays Almshouse, a Grade I listed building dating back to 1635s | All photo credits: Taunton Heritage Trust]

Each of our sites has the benefit of a community room for the use of residents as well as communal laundries with washers and dryers provided and maintained by the Trust. We ensure our flats and communal gardens are maintained to a very high standard and provide all flooring and white goods in each flat.  We also have guest suites so that our Residents’ friends and relatives are able to visit and stay over at minimal cost.

Each site is a special community in its own right.  We have two very experienced wardens whose role is that of “good neighbour”.  They visit our residents on a daily basis and are able to tailor their visits should a resident need some extra support.  If for example, a resident has recently been unwell, had a fall or come home from a spell in hospital, our wardens are able to keep an extra special eye on that individual to ensure they are fully supported. 

Our wardens organise a range of events and activities for the benefit of our residents and this includes regular coffee mornings, film afternoons, fish & chip suppers, race nights, charity fund raisers etc. 

We never put our residents under any pressure to get involved, and some are very private individuals who like to keep themselves to themselves.  We completely respect that fact but we work hard to ensure that our residents are never socially isolated and always have a friendly face to turn to if they have a problem.

HISTORY OF TAUNTON HERITAGE TRUST

The Taunton Heritage Trust is an amalgamation, achieved over the last century or so, of a remarkable collection of charitable trusts, funds and bequests originally for the benefit of needy people in Taunton but now extended to the inhabitants of the modern borough of Taunton Deane. Its origins were unknown to a Government Charitable Commission as early as 1611, but by then it was endowed with some fifty properties in the town centre and land in two Devon parishes. The involvement of Civic Officers in the distribution of doles suggests a pre-Reformation origin in the brotherhoods established in the town’s principal church, St Mary’s, in the 15th century.

Charitable housing was part of that same attempt to help the poor in the 15th century, culminating two centuries later in several independent almshouse foundations, two of which, by Richard Huish and Robert Gray, were singularly well endowed. All at different times were supported by and later amalgamated with the Civic Foundation, bringing with them educational interests and as well as a long tradition of sheltered housing coupled with financial support.

Surviving records of the charities tell a story of help given to thousands of the most vulnerable in the town and neighbourhood, and of a succession of townsmen and women and others, giving their time as Trustees to ensuring that the generosity of the past continues to be effective in the future.

The Trust has a fascinating document put together by the Arts Society on the Chapel at Grays Almshouses

click here to view

Due to the very special nature of what we offer at the Taunton Heritage Trust, there is no doubt that some of our residents are able to live independently within our schemes for longer than if they were living elsewhere in the town on your average street. 

Some of our residents are well into their nineties, and because of the sheltered nature of what the Trust provides, are able to still live with dignity and a great quality of life, behind their own front door, in the knowledge that help is always on hand. 

As well as the support that our wardens provide, our residents look out for each other and there is a real sense of belonging and caring.

The following are some special case studies regarding residents, that have been prepared by our wardens.  It is so apparent that our wardens develop a very special relationship with their residents:

“This gentleman joined us in December a couple of years ago.  He had lived in his own mobile home on a site for over 25 years, but on return from hospital, he realised that his home was no longer fit to live in, as it had deteriorated so badly.  It was also unsaleable.

The gentleman was invited in for an interview where he came across as being very independent although his mobility was limited. We felt he was in need and that we could offer him a ground floor flat with 24 hr support through the piper line and warden.  He very happily accepted and was very aware that he would have to arrange a package of care when needed.

This gentleman has now lived independently in his own almshouse for 18 months, and due to his terminal illness, regularly visits the local hospice.  We have been able to provide him with the support to enable him to maintain his independence and dignity and to ensure the final months of his life are comfortable.  He enjoys a daily warden visit.”

In his application he was completely honest and open about his medical condition which is serious and will shorten his life expectancy.  He had a short spell in a Nursing home for respite which he did not enjoy, as he felt that he was far too independent and mobile and not ready for this stage.

“Resident M was 61-years-old when she came to the Trust and has been with us for 27 years. She was divorced from her husband before moving to Taunton to be closer to family and friends. In her younger days she worked as a supervisor at Woolworths.

M was given the choice of two vacant flats at the time and she decided to have the smaller one which is our only flat that is still a bedsit with the bedroom and living room together; this was ideal for her as it is in a private location overlooking our lovely gardens.

M is a very quiet, solitary lady and lives a very independent life, but she is one of our characters. She has a very quiet presence yet participates in every event within the community, even if she insists that she ‘can’t be bothered with it’! Our warden usually sets the bait with a homemade cake or something tasty and lo and behold she will always turn up and usually is the first to arrive!  She is encouraged to join in as her life is quite lonely, however, this is the way she likes to live.  She has a poor relationship with her family who have only recently become more supportive since M has been diagnosed with dementia.

At present her mental health is deteriorating but she has surprised us all by accepting help with a carer coming in once a day to prepare lunch and assist with small chores or do shopping. We hope that with the support that we are able to provide, that M will continue to stay with us as long as possible.”

“Resident D has been with us for a year. He is a former homeless man and he is slowly adjusting to a more comfortable life in Trust accommodation. He had been sleeping in an old camper van for over two years and was accessing facilities at a local homeless charity. He was referred to us by a support worker from the homeless charity, initially bringing him along to an Open Morning.  D was very distrustful and both the support worker and members of the Trust staff had to work quite hard to persuade D to take up our offer of a flat. 

D is a single man and gave up his business so that he could care for his elderly parents who have now both died.  He settled in to his flat well, although he still displays traits of having an unconventional lifestyle!  D is a quirky character with a great sense of humour, and he mixes well within our community. He has been offered help with furniture etc, but he prefers to sleep on a camp bed and use only a camping chair.  The Trust has been able to provide him with a stable home in a safe environment and he has built up a good level of Trust with his warden and close neighbours.”

Resident D is a 78-year-old widow and arrived in this country from Australia in 2018 courtesy of the Office for Migration. All three of her children are in Australia and whilst living there with her daughter, she tried to get a permanent resident visa so she could be granted state benefits but was unsuccessful. She was staying in temporary accommodation at the time and was referred to the Trust by a local Housing Officer. Being in a community and having the security of living within the Trust appealed to her.

Having no income and few belongings, the Trust granted her money to purchase essential furniture, and after sourcing items from charity shops, it was not long before she adapted and made her little dwelling look lovely and homely. D began to slowly settle in, but her heart was sad because was also still missing her husband who had died four years previously; and then she was forced to leave her family and the new life that she had made.

I referred D to a befriending charity and for a while she appreciated the weekly phone call but was not up for joining in the monthly tea party that they organise. D is a quiet, gentle soul and is very positive lady who enjoys good humour.  She soon developed a friendship with another lady, also a widow living on that site, a rather larger-than-life character who liked to know everyone and everything! They soon became inseparable and started doing everything together: going to the coffee morning that we started up on that site; trips to the local supermarket most days, Trust Christmas events and summer outings; breaking lockdown rules together and sometimes even having a bit of a moan between themselves! It was a good friendship and D appeared very much happier. Sadly, her friend collapsed one day and was taken into hospital. For many weeks D was without her friend who eventually passed away.

The weeks following, D understandably seemed quite low in spirits, so I took more time to chat with her on my visits. For a while she lost her spark again and initially, she expressed no interest in doing much, but over time and with gentle encouragement, I managed to get her to come to the coffee morning on our main site. This was quite daunting for her on her own, so I walked up with her the first couple of times, having made everyone aware that she was joining us. It was wonderfully heart-warming to see how well she was welcomed into the group She sits with her cuppa having a good old natter and now regularly attends many events that myself and the residents organise.

Before her friend died, D volunteered in a local charity shop, and she told me that after lockdown they never asked her back. I could sense her disappointment and rejection and I recently had a conversation with someone who knew D and worked in the shop. The lady told me that they never asked her back because she kept talking to customers. I remarked that to me this would not matter, and it was a shame as D enjoyed the company, and that surely it should be a positive thing to chat to customers and good for business! Knowing this lady well, I knew that my comment would probably be passed on – and it was! D’s face was beaming recently when she told me that the Manager had apologised for not calling her sooner and that would be very pleased to welcome her back!

One last thing – I am awaiting a message from her daughter in Australia who has recently been unwell in hospital and misses her Mum too.  Hopefully, I will be able to arrange for D and her family to facetime soon, and before Christmas as I know this will be very lonely time for her. “

The Almshouse Association is thankful to Taunton Heritage Trust, to the wardens and the residents for sharing their stories with us. If you would like to find out more about the Trust, please visit their website here.

posted June 2023

Writer for Great British Life, Louise Jones, discovers how Derby’s oldest charity is evolving to meet modern needs and explores why Derby’s almshouses are still important today.
Published 21st March 2023

[Top image: Liversage Almshouses, London Road, Derby (Image: Flickr, (CC BY 2.0))]

‘The Liversage Trust has the distinction of being Derby’s oldest charity.  

Established in 1529 during the reign of Henry VIII by Robert Liversage, a Derby businessman, the Trust is an Almhouses Charity which offers accommodation, care and grants to Derby residents in need.  

The history of almshouses can be traced all the way back to medieval times, when religious orders were responsible for cared for the poor.   Originally known as ‘bede houses’, the oldest almshouse foundation still in existence is believed to be the Hospital of St Oswald in Worcester, founded circa 990.  By the mid-1500s, around 800 bede houses were in existence across the country, however Henry VIII’s dissolution of the monasteries meant many were either sold to landowners or simply left to ruin.   

Derbyshire’s Liversage Trust has come a long way since its formation in Tudor times.  

Now, nearly half a millennium later, it has a varied, well managed, professional property portfolio comprising 160 Almshouses, a 40-bed care home and a variety of commercial units and residential properties across the city of Derby that provide the charity with a steady and consistent income stream to enable its continuity.  

As you’d expect from a charity with such history in the local area, the Trust makes a significant contribution to Derby’s proud heritage. It has maintained almshouses in the area since the 17th century, including many important and historically-significant buildings, but most of the homes within its portfolio were built in the 1900s.  

This portfolio has now been managed, conserved and developed by Matthew Montague Architects for over four decades; initially by Montague Architects and subsequently by Matthew Montague Architects.  

Paul McLocklin, now consultant architect with Matthew Montague Architects, has been working with The Trust for much of that time.  In 1976, Paul was the architect responsible for an extensive refurbishment programme of the Trust’s Nottingham Road Estate.  Little did he know that, 40 years later, he would lead the team to complete another refurbishment of the same estate which is now one of the city’s most important conservation areas. 

Paul was again integral to another project of note, the conversion of the former Liversage Arms into apartments in 2012.  At this time, the public house was disused and in a very poor state of repair. Yet it was, and remains, an important element of the Nottingham Road Estate. An extensive restoration programme saw the building converted into six apartments and the conversion received several prestigious conservation awards.  

Following the successful completion of this scheme, another building on Nottingham Road was converted, creating a further eight units, which was completed in 2017.  

“The Liversage Trust was my first job, I was a junior with T.H. Thorpe & Partners at the time,” says Paul. “It has been a real privilege to see The Trust – so important to Derby – develop and grow over the years and I am proud to have played a part. Some of the jobs have not been without their challenges but I wouldn’t change a thing, it is a fantastic institute within the city.”

The flagship London Road Almhouses, constructed in 1836, are Grade II listed and are landmark buildings within Derby.  In order to preserve and enhance these important listed buildings, they are naturally subject to strict restrictions and conditions for maintenance, repair and restoration.  The homes remain in high demand and occupancy levels are consistently at 100%.  However, the needs of clients are changing and The Trust is invested in preserving the properties for the future.  

To that end, last year was a milestone year for the charity, with the Board of Trustees agreeing to explore renovation works for the city’s Almshouses.  

“London Road is a flagship site for The Trust, it was built in the 1830s and has provided homes for Derby residents for a long time”, adds Andy Mellors, general manager at The Trust, “however, expectations and requirements have changed. We want to be able to continue to rent the houses and in order to do that, we need to modernise and improve them for the next 100 years.”

The cottages, for example, currently have steep, narrow stairs, small kitchens that can’t be equipped with washing machines (the facilities are currently communal) as well as out-dated heating systems. 

Ashbourne-based Matthew Montague Architects (MMA) have completed feasibility works to evaluate the possibilities and future proof the homes. The exterior of the buildings cannot be changed. Designs and plans have been compiled to reconfigure the internals of the properties, reducing the number of units whilst making significant improvements, offering residents more space.   

MMA are currently working with Historic England on all stages of the project prior to any pre-app being submitted to Derby City Council. 

“London Road is an important part of Derby’s heritage,” says Matthew Montague. “Though the works are complicated, they will preserve the almshouses for the future’” 

Many years ago, the same site had its own mortuary, now the main offices for The Trust. In order to not reduce the number of homes available on London Road, the proposed plans will convert these buildings and the communal laundry into bungalows; reducing only slightly the amount of accommodation available overall.  

Plans are now afoot to convert the current offices, which will see the offices relocate to Alice Street, part of the Nottingham Road Estate, where The Trust currently has a workshop.  

With the Trust currently employing 55 people, the new offices will also allow it to potentially expand the team and grow resources. 

Planning Permission has been granted by Derby City Council to convert the existing workshop/storage buildings on Alice Street into offices, a new workshop and stores for the Trust’s maintenance team, including demolition of the storage building to the east of the site and the construction of a parking courtyard. 

The existing building will be converted sympathetically with its original appearance, maintaining the character of the conservation area by the careful selection of replacement windows and doors, matching slate roof and reuse of existing openings where possible.  

As well as its undoubted legacy, the Trust is also for the here and now. 

It offers grants to those in need of financial support, with the current cost of living crisis significantly increasing demand, with the new offices enhancing its ability to respond to the rising demand for support.  

In October 2021 The Almshouse Association provided The Edward Mayes Trust in Manchester with a £25,000 loan towards the cost of building two one-bedroomed apartments on a small unloved plot of land at its Mayes Gardens estate.

Paul Harrison, Secretary to the Trustees has recently provided an update on the project:

“The Trust began looking into the feasibility of developing a small unloved plot of land at its Mayes Gardens estate in 2017, employing Triangle Architects to provide the trustees with options to develop new units on a small piece of land at the edge of the estate.

From the options provided, the trustees decided to develop two one-bedroom apartments on the site, following further site investigations and discussions with the local authority a planning application was submitted to the local authority which was granted in 2018.

Fast forward to early 2022 having put the covid pandemic behind us, the Trust could move forward with the development. Following discussion with the architect and project manager it was decided to look at using a modern method of construction in which steel framed accommodation units are manufactured off site and craned into position. This modern method of construction suited the development of a small plot of land and would minimise disruption to the residents on the estate.”

Sourcing funds

“The Trust began to explore how funding could be obtained to supplement its reserves to be used in constructing the properties.

An application was made to the Almshouse Consortium Ltd for Homes England grant funding which resulted in a £130,000 grant being secured. The Trust had previously applied for Almshouse Association 10 year interest free loans and was again successful in being given a £25,000 loan to assist with the project. A new source of grant funding was also secured through the Ministry of Housings community housing fund which awarded the Trust £22,000, this grant was to be used for developing the project and paying for enabling works prior to signing the building contract. All the additional funding secured made the development financially viable and allowed the Trust to begin construction of the two affordable homes in May 2022 following a tendering process.

To give yourself surety in delivering a successful project it is key to engage a professional project team, I am happy to recommend the following consultants which the Trust have used many times: Triangle Architects based in Manchester, Saffer Cooper Consultancy-project managers, and Poole Dick Associates-employers agent/quantity surveyors.”

Project Management and Communication

“The construction phase hasn’t been without its problems ranging from labour and material shortages to issues with connecting the utilities; however, the project team have managed the contract closely and will achieve a successful practical completion at the end of January 2023.

Two applicants have already been selected and both have accepted offers of the new apartments and are busily making plans to move in. It is advisable to select your beneficiaries as early as you can and keep them informed throughout the process so they are ready to move when the keys are available.

Throughout the planning and construction phase we have kept local councillors updated as it is beneficial to have them fully supporting you throughout the process.

Through its many successful development projects, the Trust has learned the importance of staying focused, persevering, and taking sound advice from a professional project team.

Paul Harrison
12 January 2023

If you are a member of The Almshouse Association and looking for funding assistance, please contact us by email at fenellahall@almshouses.org or call us on 01344 452922.

More details can also be found here

posted March 2023

The Board of Trustees of Burkitt Homes Almshouses in King’s Lynn have just finished their latest significant project of ongoing refurbishment and improvements to the original 12 apartments.

Originally built in 1909, Burkitt Homes is a traditional quadrangle build in red brick under clay plain tiled roofs providing what were originally 12 bedsit type homes with central castellated entrance tower, board room, separate wash house and, by the standards of the day, modern external bath houses (removed many years ago). The buildings were clearly of a high quality specification in their day and weathered well over the years.

About ten years ago, the trustees of the charity agreed that the homes were due a significant internal upgrade and renovation to bring them up to modern standards. It was essential in order to find new residents as very old and long standing occupants passed on. At the same time, it was decided to combine the smallest apartments into neighbouring units to create the option of units with separate living rooms and bedroom. It was not necessary to combine all the units as the prime location of the almshouses, right in the historic heart of one thousand year old Kings Lynn – a former Hanseatic League port town – has meant that, once refurbished, these ones are in high demand from new residents when a vacancy occurs.

This case study concentrates on homes 11 & 12; the combining of these two smaller units that were both in immediate need of complete internal renovation in order to make them suitable for occupation.

BEFORE

The trustees used their previous experience to design the combination of two units and add improvements. Rewiring was carried out, all new kitchen fitted, new shower room with sealed wet floor and all new sanitary fittings. There had been previous alterations and basic additions in about the 1970s and these were reversed. Internal floor levels were all re-levelled to remove trip hazards. Complete internal redecoration was carried out which, along with new lighting provision, vastly brightened the accommodation. The Trust’s policy is to provide carpets and curtains for a new ingoing resident.

and AFTER…

The new apartment provides accommodation of entrance hall, utility room with plumbing for washing machine and a drier, living room with dual aspects to Queen Street and the internal lawned quad, double bedroom with large store area (created from the former second entrance hall), rear lobby with cupboard, large shower room, and rear hall with a separate WC and entrance door to an enclosed courtyard. The shower room, separate WC and utility room have had wet wall board applied to the walls for easy maintenance and insulation, and the kitchen and other ancillary rooms (except the living room and bedroom) had lowered false ceilings put in to improve insulative qualities. Secondary glazing is due to be fitted.

Following the completion of the works the new, enlarged apartment was advertised seeking a resident with a connection to or from King’s Lynn, over the age of 55 and “in need”. Within a short while a new resident was appointed and is now happily ensconced.

The trustees are grateful to The Almshouse Association for their assistance in providing an interest free loan of £65,000 that has gone a long way in covering the up-front capital costs of this job. They are now embarking on another refurbishment!

Sent in by Tim Landles – Chairman of the Burkitt Homes Board of Trustees.

The Association is looking forward to seeing the impressive results from their next project!
Well done to everyone involved !

Posted March 2023

The 12 almshouses at Staunton On Wye, Herefordshire, were built in 1858/9, with money left by George Jarvis (1704-1793).

George Jarvis was born in 1704 at The Green, a farmstead in Staunton-on-Wye, and later lived at Old Weston in Bredwardine. When he was 13 or thereabouts he decided to join his older brother in London as an apprentice currier, and he is believed to have walked there with cattle drovers. He prospered as a currier and leather cutter, and bought properties in central London and Weston Green in Surrey. 

With assistance of funding from The Almshouse Association, the almshouses at Staunton On Wye have been undergoing refurbishment works including:

The Charity was able to cover some of the costs by drawing down from their investments and a £50,000 loan from The Almshouse Association.

“Thank you very much for doing the refurbishment works. It has improved my life and it is a completely different world having a new kitchen and bathroom”.

Jarvis Eleemosynary Almshouses Resident

posted March 2023

PROJECT: REFURBISHMENT OF ALMSHOUSES IN BRADFIELD SOUTHEND, BERKSHIRE
ALMSHOUSE ASSOCIATION LOAN: £30K

Bradfield Parochial Charity owns and manages a terrace of four almshouses in Mariners Lane, Bradfield Southend, housing up to eight people who are of limited financial means.

The cottages were built in 1810 by a local landowner and a plaque on the front of the building bears the inscription:

‘BRADFIELD POOR HOUSE ERECTED AT THE EXPENCE OF STEPHEN WILSON Esq. 1810 AND GIVEN BY HIM TO THE PARISH FOREVER’

Mr Wilson’s wish for the houses to be habitable forever was more than a little optimistic, as they were cheaply built by unskilled labour and have consequently become increasingly expensive to maintain.

They are, however, still an important legacy, providing an invaluable affordable housing resource in the village.

Q: What challenges were you facing before the project started?

In 2018 a Quinquennial Survey to the visible and accessible parts of the building produced a schedule of works to the value of £154K to be spread over the next ten years.

Of particular concern was the lack of fire protection between the cottages. The first floor had been built as a continuous space divided only by timber frames with a lath and plaster finish and needed upgrading to give one hour fire resistance.   There was damp and decay, wiring was not up to modern standards and the plumbing was a chaotic mix of old and later ad hoc additions. Better insulation of the roof space, pipes and water tank was recommended as well as new kitchen and bathroom fixtures.

Q: How was this affecting the residents?

The trustees were of course acutely aware that the recommended remedial work couldn’t be carried out while the residents were in situ and they would have to wait until the properties were empty.

Q: What work was completed using the loan or grant? Were there any unforeseen challenges that you had to overcome as part of the project?

When one of the cottages became vacant, we were in a much better position to be able to examine the cottage in detail; it needed to be stripped back completely and entirely refurbished. This was also a golden opportunity to not only re-fit the downstairs bathroom with a shower but to annexe part of the bedroom to create an upstairs toilet, an amenity much appreciated by elderly residents! An initial schedule of works was drawn up and work started later that year.

It came as no surprise that as work progressed many more defects were uncovered!

Woodworm and damp, the twin enemies of old properties were very evident, wiring failed the ECIR test, and the plumbing was a chaotic mix of old and new.

Due to the newly revealed issues, inevitably the costs increased, but the trustees were determined that the uncovered and dangerous issues must be addressed and the properties become fit again for the foreseeable future.

The finished cottage looked fresh and modern and was set to become the blueprint for all four cottages. A delighted new resident moved in.

Q: What would have happened had you not been successful in receiving a loan or grant from the Association?

Without the loan we would have been faced with the unenviable position of exhausting our reserves leaving little contingency to cover any unexpected items or income falls through vacancies. It would be very difficult to operate with a long term view to protect the almshouses and residents whilst having to take a very short term and “hand to mouth” view on the finances.

Q: With the benefit of hindsight is there anything you would have done differently?

We’re hoping (subject to further Almshouse Association loan) to undertake another refurbishment. Having undertaken two in the last couple of years the visible defects are the tip of the iceberg and a decent contingency in terms money and time is required.

Q: Would you recommend any of the architects/tradespeople/companies you used to other almshouse charities planning renovations/new builds?

We have been very lucky in securing the services of a local multi-trade contractor who has taken a keen interest in the project and has carried out the work to a high standard. He is also multi trade being a qualified electrician and plumber. A good experience all round working with someone who found a solution for every problem rather than just a sharp intake of breath. Using the same contractor throughout also meant he was familiar with the problems likely to be uncovered and has been able to link the works in the adjoining properties without a costly voyage of discovery each time. We hope to retain them to support any ongoing (minor!) maintenance work.

Q: On completion of the project what feedback have you received from the residents? 

The new resident is delighted with the property and was able to have a modest level of influence with the refurbishment choosing paint colours.

Q: If you had one piece of advice that you would like to pass on to another almshouse charity following the completion of your project, what would it be?

You might be asking why these cottages ended up needing such extensive work and going forward how we can avoid this situation in the future. All the cottages were continuously occupied for twenty years or more which meant that it was a very long time since we had been able to carry out an in depth inspection.

Once residents’ floor coverings are down and enormous wardrobes in place it is quite likely that we won’t have sight of the floors and walls they conceal for another 25 years. In this time the sagging joists, damp patches and woodworm will all be progressing unchecked. Although thorough remedial work is expensive it is so much easier and cheaper to put everything right while the property is empty.

Many thanks to Duncan Butler for sending us in this case study; we look forward to their next instalment!

December 2022