Almshouses making history at Beamish

Press release by Durham Aged Miners Homes Association (DAMHA)

Millions of people will now get to see our aged miners’ homes which have been faithfully replicated at the North-East’s most visited tourist attraction.

And before they were opened to the public on 6th October 2023, residents who live in the original homes were treated to a VIP sneak preview.

Our Marsden Road aged miners’ homes in South Shields were selected by Beamish Museum to feature in its new 1950s town.

Two of the four homes which have been replicated show Beamish visitors what life was like for retired miners in the 1950s. The other half of the terrace provides a space for the award-winning work of Beamish’s Health and Wellbeing Team.

DAMHA has been working with closely with Beamish on ensuring our homes are recreated as faithfully as possible in the town, and we left final judgement on this to residents from the original Marsden Road cottages who were given a private tour of the properties on 2nd October. They were also joined by people from our Bulmer House and Rutherford House sheltered housing schemes.

Measurements were taken of Carol Davidson’s home when Beamish choose the cottages to be in the 1950s town almost ten years ago.

After visiting the replica homes, she said: “I can’t believe how alike they are from the outside and when I looked inside, the way they have been so accurately furnished and decorated brought back many happy memories of when I used to visit my aunt’s home in the late 1950s.”

Another resident, Betty Sparks, said: “The attention to detail in the homes is incredible; it was lovely to get the chance to see them.”

DAMHA Chief Executive Paul Mullis said: “We are delighted to have been involved in this amazing project which has seen our aged miners’ homes in Marsden Road being so faithfully replicated in the new 1950s town.
Our residents at Marsden Road were fully involved from the initial inception and they, like everyone at DAMHA, agree on how sympathetically they have been recreated both inside and out.
We would like to thank Beamish Museum for enabling us to be part of this project and for their work in ensuring our historic aged miners’ homes will been seen by many more people now and in the future.”

Earlier in 2023, the ‘Living Museum of the North – which attracts over 700,000 visitors each year – opened its 1950s terrace as part of the Remaking Beamish project. The terrace features John’s Café, Elizabeth’s Hairdresser’s, Middleton’s Quality Fish and Chips, and a recreation of the 1950s home of North-East artist Norman Cornish. In May, Coronation Park and Recreation Ground opened in the town and in October, along with the aged miners’ homes, police houses, semi-detached houses and a bowling green and pavilion were also unveiled. A cinema, toy shop, and electrical shop will complete the town.

posted 7 December 2023

Chimneys restored to former glory

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

Wyggestons host Regional Meeting at flagship almshouses

Chairman of The Almshouse Association, Willie Hartley Russell MVO DL, joined Nick Phillips CEO, at the East Midlands Almshouses Regional Meeting to present the national almshouses picture and underpin the great opportunities for raising the profile of the movement by member charities – both as independent individual charities and by us all – working together as a movement.

There was also a detailed discussion about the challenges of defining independent living. The event concluded with a tour of the new almshouses which display the best of the old and new in almshouse architecture. Bright, adaptable, warm and secure – a flagship model.

Many thanks to Chris Jones CEO, Wyggestons for hosting the event.

See also:

posted 13 November 2023

Refurbished almshouses make an impression

Stamford Municipal Almshouses Charity impressed with refurbished Hopkins Hospital in St Peter’s Street – written by Maddy Baillie for Rutland and Stamford Mercury, published, 19 September 2023

Historic town almshouses have been transformed from uninhabitable rooms to modern flats. Residents at Hopkins Hospital have now settled into their refurbished flats in St Peter’s Street, Stamford. The building, named after former mayor John Hopkins, dates back to 1773 with an extension added in 1869.

Originally it was intended for poor married couples with four rooms on each floor. Today it continues to be used by people in financial and social need from Stamford who pay a small amount of rent.

after refurbishments

A resident, who wished not to be named, thanked the charity for the new flat. “I feel very lucky to be given the opportunity to live here,” they said. “It is a fantastic place – very warm and comfortable. I am a happy bunny.”

As part of the £110,000 refurbishment the small flats were knocked through to create two upstairs and two downstairs.

Clerk to the Stamford Municipal Almshouses Charity, Anne O’Grady, describes the condition of the flats, some of which hadn’t been lived in for years, as something you ‘couldn’t imagine’ and ‘absolutely terrible’.

She said they had become uninhabitable (as can be seen in the photos of the abandoned flats below).

Some of the properties at Hopkins Hospital had not been lived in for a while

Hopkins Hospital was the first of the charity’s buildings to be upgraded. Next on the list is Fryer’s Callis in Wothorpe Road which the charity is fundraising for after Hopkins Hospital refurbishment emptied the bank accounts.

Leader of South Kesteven District Council Richard Cleaver (Ind) was given a tour of the flats on September 8 to see the refurbishment. “I am really impressed,” he said. “It is always great to see wonderful historic buildings properly maintained for the good of the community with happy residents.”

posted 8 November 2023

Hospital of St Cross Winchester

“‘On the Dole’ at the Hospital of St Cross, Winchester” by Jack Wilson for ‘Southern Daily Echo’ | 1 Nov 23

The Hospital of St Cross and Almshouse of Noble Poverty has been described as England’s oldest and most perfect almshouse. The name dates back to the original meaning of a hospital: “a place where weary travellers could rest before pressing on with their journey”. This is where we get “hostel” and “hospitable”.

It comprises two ancient charitable foundations:

The Order of the Hospital of St Cross (The Black Brothers)

Legend has it that this Order, and the Hospital, originated when Henry of Blois, a grandson of William the Conqueror, was stopped by a young peasant girl, who begged him to help her people who were starving because of the civil war – the so-called “Anarchy”. Henry was so moved, that in 1132 he established the hospital.

The hospital had to support thirteen poor men, and feed one hundred men at the gates each day. The men became the Black Brothers of St Cross. Brothers from this order wear a black robe, a black trencher hat, and a silver badge in the shape of the Cross of Jerusalem.

The Order of Nobile Poverty (The Red Brothers)

This Order was founded 300 years later in 1445, by Cardinal Henry Beaufort, Bishop of Winchester, who added the Almshouses to the existing Hospital buildings. Brothers from the order wear a claret robe, a claret trencher hat, and a silver Cardinal’s badge, in memory of their founder.

The road to the Hospital from St Cross Road, leads to the Outer Gate, which gives entry to the Outer Quadrangle, where you can find the brewhouse (now a tea room), the guest wing, a kitchen and the Porter’s Lodge.

The Inner Quadrangle is reached by passing beneath the three-storey Beaufort Tower. The buildings on the west side house the 25 Brethren, and are notable for the tall, regularly-spaced chimneys, and doorways leading to four sets of apartments; a corresponding range on the south side was demolished in 1789, and is now an ambulatory.

The North Range includes the 14th-century Brethren’s Hall, which had to be large enough for the Brethren and the one hundred 100 poor men to dine. There is a splendid timber roof, a dais where the Master dined, and a staircase leading to the Master’s rooms.

The 12th- and 13-century Church, in the south-east corner, is more like a miniature cathedral than an almshouse chapel. Started in 1135, the Chancel was the first part, typically Norman, with round-headed windows, and much chevron ornament. But the main arches, in the arcade and beneath the central tower, are slightly pointed in the Gothic manner. The three-bay aisled nave and transepts continue that style. Several medieval encaustic tiles survive on the floor; there are also traces of medieval wall paintings. The stained glass however, is mainly from the 19th century.

The hospital continues the ancient tradition of the “Wayfarer’s Dole”, consisting of a small cup of ale and a piece of bread. which can be obtained by anyone who asks at the Porter’s Lodge.

The tradition was created by a monk from Cluny, France, who belonged to an order which had a tradition of always providing bread and wine to needy travellers. The idea crossed the English Channel, and still exists in a number of religious foundations today.

The hospital now has places for twenty-five Brothers, who should be either single, widowed or divorced, more than 60 years of age, and no longer employed. Preference is given to those of low or limited income, but others are not excluded. Brothers are expected to wear their robes, and attend daily morning prayers in the Church.

Anyone interested in applying should see the Hospital website at: Becoming a brother | Winchester | Hampshire | The Hospital of St Cross

The Hospital is open to visitors from 10.30am to 3.30pm, Monday to Saturday; hours are a little longer in the summer. See Places to visit in Winchester, Hampshire at The Hospital of St Cross for more details, and prices of entry.

posted 7 November 2023

Double Celebrations at Coopers Hospital

The trustees and residents of Rev. John Cooper’s Hospital Charity in Elton, Peterborough recently celebrated the 360th anniversary of the almshouse charity with a celebratory lunch at their local pub!

Founded in 1663, Coopers Hospital is one of the oldest charities in England and their 360th anniversary gave them much cause for celebration – in fact, a double celebration as their long-term trustee, Julian was also retiring after 57 years of dedicated service.

The charity are wondering whether they can lay claim to have the longest serving almshouse trustee. Its definitely so of their own records, but we wonder how many charities could top this figure?

Julian’s retirement still came too soon for the charity but they were so happy to be able to give him a wonderful send-off, most fitting with celebrating such a momentous occasion for the charity.

posted 7 November 2023

Moor Field: solar POWER project

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.

scaffolding goes up

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.

Neat and accessible control panels

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

HRH The Princess Royal opens new homes at Cutbush and Corrall almshouses in Maidstone

HRH The Princess Royal opened twelve new almshouses at the Cutbush & Corrall Charity in College Road, Maidstone. She was accompanied by His Majesty’s Lord-Lieutenant of Kent, the Lady Colgrain.

HRH, escorted by the Clerk & Chief Officer of the Cutbush & Corrall Charity, Liz Abi-Aad, visited residents in their homes and met with invited guests as they enjoyed lunch including local dignitaries, residents, trustees, staff and contractors who had worked on the project.

Six existing almshouses originally built in the 1920s were converted into twelve flats when trustees realised the houses were too big, too costly to run and too difficult for individuals with reduced mobility to negotiate.  The new one-bedroom flats provide compact, high-quality, affordable accommodation suitable for the Charity’s beneficiaries.

HRH unveiled a plaque to commemorate the event and presented Caroline Highwood and Sue Darbyshire, both trustees of the charity, with long service awards.

The Charity welcomes applications from local people who meet the criteria for living in an almshouse. Please contact 01622 765612 for further information.

About Cutbush & Corrall Charity

Often described as “Maidstone’s hidden gem”, the Cutbush & Corrall Charity (213463) was founded in 1865 by Thomas Cutbush. His legacy lives on with today’s trustees committed to providing “affordable housing for older people who would otherwise find it difficult to meet their housing needs”.

Over the past 157 years, the Charity has grown significantly.  It is now the only almshouse charity in Maidstone and with 154 properties one of the largest almshouse charities in the country.

Further reading:

posted 26 October 2023

Mopping up after Storm Babet

The Mills Charity along with many other properties in the town of Framlingham, Suffolk have been affected by flooding due to Storm Babet.

Staff and trustees of the The Mills Charity were quick to help clean up as soon as the flooding receded.

The Charity has four short term properties all of which have extensive flooding. Unfortunately, one of these properties affected by the devastating floods was Tomb House and the Tomb of Thomas Mills, the Charity’s founder.

Fortunately, the flooding did not affect any of our residents in any of their almshouses, although an evacuation procedure was in place as water levels continued to rise.

In the late 1600s Thomas Mills lived and worked in Framlingham. He was a trained wheelwright, a timber merchant and he was a dissenting Baptist. He was a wealthy man inheriting a timber importing business in Wapping from his wife. Thomas also owned land in Dallinghoo, Dennington, Parham, Ufford, Pettistree, Wickham Market and Framlingham.

When in Framlingham he and his wife would stay in Tomb House. In secret, Thomas would meet fellow Nonconformists at Lincoln’s Barn, which has conveniently discrete and away from prying eyes. Thomas Mills died in 1703 and being a dissenter he was not offered an Anglican burial in the churchyard; he was buried in a tomb in his garden. His trusted servant William Mayhew is also buried in this tomb. Thomas left his fortune for good causes in Framlingham and other locations where he had had business interests. His will ordered the building of almshouses for the elderly poor which still stand.

taken from Mills Charity website – The Mills Charity

posted 25 October 2023

Three almshouse visits in a month for the Association’s busy Royal Vice Patron!

In his third almshouse charity visit of the month, Uxbridge United Welfare Trust welcomes HRH The Duke of Gloucester

After days of non-stop rain, on Friday 20 October 2023 the almshouses in Uxbridge were blessed with blue skies and delighted trustees, staff and residents of Uxbridge United Welfare Trust came out to welcome HRH The Duke of Gloucester to the official opening of Ossulton Court.

Ossulton Court is the latest almshouse to be built by Uxbridge United Welfare Trust which has 20 almshouse apartments in the centre of Uxbridge. All are for local state pensionable aged residents who qualify for housing benefits. All the apartments at Ossulton Court offer step-free access and the wet rooms and kitchens built in these units allow all the residents who live here to remain in their homes for longer.

“All of us here at Uxbridge United Welfare Trust are incredibly proud of our new almshouse development. This is our fifth reincarnation of almshouse living in Uxbridge spanning over 300 years. Ossulton Court is a shining example of what a 21st century almshouse should be.  Safe, secure, step free access housing, for local elderly people in the centre of our town.”

Dominic Gilham, CEO for Uxbridge United Welfare Trust

The project to build Ossulton Court took just over four years from planning to completion.

During his visit, His Royal Highness engaged with residents, staff, and trustees, and was given a guided tour of the stunning new almshouse development, as well as a beautiful display of apple trees that were planted during the pandemic. Each tree is dedicated to a resident and bears their names on small plaques at the base of the trees.

Resident Mrs Janet Brown welcomed His Royal Highness into her flat, where he enjoyed the view overlooking the wonderful courtyard garden, tended to by the residents.

The visit culminated in a gathering in the dining area, where His Royal Highness joined residents for a piece of cake and some enjoyable conversation. His Royal Highness also unveiled a special commemorative plaque and signed the visitor’s book.

“His Royal Highness created such a positive atmosphere during his visit, meeting all the residents and trustees. He spoke knowledgeably and enthusiastically about the almshouse model and the impact almshouses, such as Ossulton Court, have on the lives of residents. With his architectural background, the Duke noted how the new building had captured much of the heritage of the almshouse model with its wonderful courtyard and orchard.”

Nick Phillip, CEO The Almshouse Association

His Royal Highness, The Duke of Gloucester, is the Royal Vice Patron for The Almshouse Association. The Association is an essential component of the almshouse movement; providing support, information, and guidance on a broad range of general and specific issues, to over 1600 independent almshouse member charities that provide low-cost community housing for around 36,000 residents across the United Kingdom.

Many of The Duke’s Patronages are related to architecture and conservation, both areas in which The Duke remains deeply interested. He was elected a corporate member of the Royal Institute of British Architects in 1972 and he is President of the Scottish Society of the Architect-Artists. His fellowships include those of the Institution of Structural Engineers and the Royal Incorporation of Architects in Scotland.

His Royal Highness is a supporter of several architectural preservation societies, including the Kensington Society and the Victorian Society, as well as the International Council on Monuments and Sites, UK National Committee.

posted 24 October 2023