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

The Poland Trust

The Almshouse Association was honoured to be invited to the opening ceremony of new almshouses built by The Poland Trust to house younger people in housing need

The Poland Trust is a charity based in Brockham, Surrey originally set up by Sidney Michael Poland who lived in the village and supported many village organisations during his lifetime and arranged for the charity to be established after his death.

In the 1950s the first trustees built six almshouses and a warden’s flat for villagers in hardship, need or distress on land left by Mr Poland. Since then four more units have been built at Poland House but there was no further space at that beautiful site just under Box Hill.

Fifteen years ago the trustees decided that the elderly in Brockham and the three surrounding villages of Betchworth, Buckland and Leigh were well served by available accommodation but that there was a need for affordable housing for a younger generation.

It took twelve years to find a suitable site in an area of outstanding natural beauty in the greenbelt until a local landowner offered the Trust a corner of one of his fields which enabled the real work to start.

Negotiations began with Mole Valley District Council for the site to be designated as a Rural Exception Site for planning purposes and the Council provided a significant grant for the project which will provide homes for applicants from their Housing List with a connection to the the villages. The site is large enough for twelve homes for almshouse residents and five self-build plots which the Trust has sold at 75% of market value to local residents with a covenant that they can only be sold on at 80% of market value and have to be offered to people in the local community.

A local Brockham architect drew plans which would provide four one-bed flats in a single almshouse building; two one-bed houses, five two-bed houses and one three-bed house in a courtyard for the almshouse dwellings; and five detached houses for the self-build plots all of which reflect the rural nature of this very sensitive area.

The trustees selected Scandia-Hus Ltd of East Grinstead as the builder as their timber-frame construction system provides high levels of insulation and should be low maintenance which is important for future generations of trustees. Scandia-Hus understood from the outset what the trustees were trying to achieve and have proved to be extremely good partners. From the architect’s plans which were used to obtain planning permission they agreed a fixed price contract with the trustees which included all the detailed drawings needed together with all the groundworks as well as the building work. This helped with the financial control of the project especially during a period of increasing material costs.

Financing the project is a combination of the grant from Mole Valley District Council, the sale of the self-build plots, the Trust’s own resources and a loan from CAF Bank. A large amount of money was spent before anything appeared out of the ground which was frustrating at the time, not least because a sophisticated flood alleviation scheme had to be incorporated in the design, but overall the project stayed close to the original expectations.

“The Almshouse Association was helpful to the trustees in persuading Mole Valley District Council that the twelve units owned by the charity should be almshouses rather than the rented accommodation with which the Council is more familiar and it helps the charity for all of its housing to be under the almshouse umbrella.”

As the project nears completion, the trustees are both happy and relieved that they have been able to create an asset for the local community in perpetuity and one of which they believe Mr Poland would approve.

Posted 3 October 22

Trustees of Adam Cottam Almshouses have been working hard on their almshouse project over the past 4 years, with the assistance of funding from The Almshouse Association. In 2022 they embarked on the next stage of their project using the most recent loan and grant provided by the Association.

Project outline

The 2015 the Quinquennial Inspection Report showed that all 3 dwellings were in dire need of complete refurbishment, so in 2016 the Adam Cottam Almshouses Trust commenced a 4 year refurbishment project to make them damp free, safe and energy efficient.

The work would entail completely stripping out the dwellings and fitting out with new kitchens, bathrooms, windows and central heating.

When one of the properties became vacant in 2017, they began the ambitious programme to refurbish all 3 dwellings. The first dwelling was completed in 2017, the second in 2018 and the third in 2020.

The project

The project started by consulting a local architect to advise on how the dwellings might be refurbished. His estimate to remodel the living space and act as Clerk of Works ran to some thousands of pounds. A meeting between two trustees and the contractor led to a design which was adopted without the need for further architect involvement thereby making a significant cost saving.

The objective was to remodel by making maximum use of the limited space available. This involved removing internal walls in all 3 properties.

All 3 dwellings needed the walls to be completely stripped and tanked with K11 solution to act as a barrier to damp. No. 30 was plastered but Nos 34 & 36 were dry lined which was less costly and, more importantly, dried out quicker!

The almshouses do not comply with modern Building Regulations so ‘escape’ windows have been provided where possible, the contractor keeping the Borough Council Building Regulations Inspector involved at all times. All windows have been replaced with new double glazed units and the ceilings have been lowered and insulated.

The bathrooms were fitted with new shower cubicles, toilets and wash hand basins. New units were installed in all kitchens as well as new cookers, cooker hoods, hob units and fridges. All new electrics have been fitted throughout and a new boiler and central heating system installed. New carpets and blinds completed the internal renovations.

Finally all 3 dwellings have been fitted with new front doors/frames to further improve energy efficiency.

Project cost and funding solution

The total cost to refurbish all three properties and temporarily re-house residents was £100,000. The charity was able to cover some of the costs by drawing down from their trust funds and investments, however the remainder was covered by a loan and a grant from The Almshouse Association and a £20K grant from Whalley Parish Council.

The final stage

The 2015 Quinquennial Report highlighted the poor condition of the stone flag roof which requires frequent repairs with many flags delaminated and broken.

In 2021 the charity were awarded an additional loan and grant from The Almshouse Association and in 2022 embarked on the project to remove the existing flags and replace with reconstituted stone flags. In their latest progress update, the charity advised that they have just appointed a painter to paint the external woodwork and elevations and hope to have it finished by early September. Only the lopping of the trees to get organised now!

Many thanks to Clifford Ball of Adam Cottam Almshouses for sending in photos and reporting on the project. Congratulations to everyone involved.

August 2022

Renovation Case Study: Tibberton Almshouses

The Tibberton Almshouses were built in 1868, endowed in trust by William Philip Price MP; landowner and owner of Tibberton Court,

“to permit the same to be forever occupied by aged or infirm (elderly, disadvantaged or disabled {where possible}) persons, inhabitants of the said Parish of Tibberton (now Tibberton, Taynton, Rudford and Highleadon, Highnam and where merit exists). Subject to the Rules and Regulations of the Charity, NO person shall be ineligible or considered a less deserving object of the Charity by reason or on account of their religious opinions.”

There are four semi-detached one-bedroom properties in Bovone Lane Tibberton, on land donated by William Philip Price of Tibberton Court. The aims of the Trust have not materially changed since the premises were built in the 19th Century. The trustees are drawn from members of the local parish with a representative of Tibberton Court and Holy Trinity Church. Their time is given voluntarily in support of the residents.

During the 154 years since being built there have been at least 600 beneficiaries (residents) living in the properties and the objectives of the trustees are to provide homes to a ‘decent’ standard and to continue for as far into the future as possible the aims and objectives of our benefactor.

The renovation of No. 4 Bovone Lane began in late 2021 after receiving a generous grant of £25000 from The Almshouse Association, for which we are very grateful, and a Gloucestershire County Council ‘Build Back Better’ funding initiative of £2000, promoted by Tibberton District County Councillor Mr Philip Robinson.

The following photographs show several ‘before’ and ‘after’ examples of what has been achieved.

“Some years ago, a couple I knew moved into one of the Trust’s almshouses in Bovone Lane, Tibberton. I was curious, so I went to see where they were. I was struck by how well maintained they were and of the attractive and peaceful location. Little did I know that in latter years I would be fortunate enough to live in one of them. I was thrilled to be offered one of the cottages and I am really excited to be moving into No4. The Trust has worked so hard to renovate the property in keeping with its age and history. I consider myself lucky and I’m looking forward to many happy years there”.

Chris Keen, resident

” Phew ! and here we are – a happy band of trustees/cleaners !! – ready to hand the fit-for-purpose almshouse over to our new resident !

Once again, the residents (beneficiaries) and trustees of Tibberton Almshouses wish to very gratefully thank the Association for their generous support to the Trust with the grant of £25000 to very ably assist with the latest refurbishment of another house.

This is the third in four years (with another on the way!!!) and we could not have done it without your support and help, it would be true to say, that the Trust will have had severe difficulties in getting this far. We would also thank all our friends at ‘The Lodge’ for their helpfulness and assistance.

We are very grateful for the help the Association have provided and wish to make everyone aware of it!”

“ps. At the back of the picture you can see large LPG canisters in the garden of No3. During its renovation, we provided LPG heating / hot water. On the completion of No4 we provided a large LPG tank at the back of the properties, to allow LPG to be (metered) to both properties for heating / hot water. “

Email to The Almshouse Association from Philip Bevan, Clerk/Treasurer to the trustees of Tibberton Almshouses.