Case Study: Charities of Richard Poyntz & Others

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

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

THE COTTAGES

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

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

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

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

PHASE 1 – KNOCKING DOWN OUTBUILDINGS
PHASE 2 FOOTINGS
PROBLEM 1 – BUSHES

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

PHASE 3 – BUILDING THE EXTENSIONS

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

PROBLEM 2 – SUBSIDENCE

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

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

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

 PHASE 4 – ROOF

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

PROBLEM 3 – ROOF

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

PHASE 5 – KNOCKING THROUGH

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

PHASE 6 – PLASTERING INSIDE & SCRATCH COATING TO OUTSIDE BUILDING
PHASE 7 – PAINTING TOP COAT

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

PHASE 8 – KITCHEN FITTING

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

Kitchen before flooring and second fix electrics

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

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

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

PHASE 9 – MAIN COAT TO OUTSIDE OF BUIDINGS COMPLETED
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” We started with a really small kitchen, it has been a long process with a lot of surprising obstacles, but now we have an absolutely brilliant large kitchen/diner with wonderful colours, sharp straight lines and beautiful finish, the cottage is now much warmer due to all the new insulation, I am short a couple of plug sockets but overall I am very happy with what I have and live a better quality of life; I can go shopping weekly instead of every day, it has created a huge space I never thought possible, I can now resume normal life.  I am very thankful for everything for all the work done and thank you to Vivienne and her husband for all the long hard hours you both spent working here to help”.
Resident B

ADVICE TO OTHER SMALL CHARITIES

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

  • Make sure you have a contingency fund for any incidentals that may arise.
  • When getting quotes, make sure you add every little thing you want built or fitted ie: building a cupboard and finishes, or employ a quantity surveyor.
  • Appoint one person in charge you can trust, or a project manager, so they can make on the spot, important decisions. This helps the builder work to his schedule and they can pay him on time with every phase, especially if you use a small building firm. Do not pay your builder his final payment until he has completely finished and consult your fellow trustees before paying this.
  • Always support the trustee/secretary that is in charge.   
  • Make sure at all times your residents are supported, as it can be very stressful, and if they move in with someone for the duration, keep them informed of the progress at all times.

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

posted August 2023

Multi-million pound sustainable housing development opens

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

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

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

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

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

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

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

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

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

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

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

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

posted 19 September 2023

DAMHA celebrates 125 years!

In August 2023, Durham Aged Miners Homes Association (DAMHA), the largest almshouse charity in the UK, marked its 125th anniversary year with a fitting tribute to the man whose vision led to the establishment of the organisation.

The Almshouse Association’s Chairman, Willie Hartley Russell was honoured to be invited to the celebrations.

A memorial service was held at St Alban’s Church in Windy Hook, Gateshead where they celebrated the history of DAMHA which was founded in 1898 and grew from the vision of miner and lay preacher Joseph Hopper, who is buried at St Alban’s.

Staff and Board members from DAMHA were joined by local residents, including 97-year-old Mary Fullwood, and representatives from other organisations, including those connected with the mining industry, at the service conducted by the Reverend Danie Lindley.

Rev Lindley led prayers and hymns, and there were also readings and a speech given by DAMHA Chief Executive Paul Mullis, who also laid flowers at Joseph Hopper’s graveside memorial. Rev Lindley said:

“The success of DAMHA is just not the legacy of Joseph Hopper, or the hard work of all who have taken part in its history, but in the people who live in their houses, the people who support those who live in the houses and the people who continue to look outwards for more opportunities to provide affordable solutions to housing that provide community and support. DAMHA has given people shelter, hope, support and strength and our prayer is that this will continue for many more years to come.”

In his speech, Paul Mullis reflected on the impact DAMHA has had on people’s lives over the last 125 years.

“A recent piece of research concluded that on average an almhouse resident could expect to live 2.4 years longer than the norm. This is due to various reasons including loneliness and the stress of maintaining your home as you become vulnerable with age. All these things are addressed by almshouse living in the community of homes that Joseph Hopper began and DAMHA maintains and develops.

So, we give thanks hugely for the inspiration of Joseph Hopper and building on the shoulder of giants, DAMHA has grown to great things. 125 years on, we are needed more than ever and as caretakers of a great idea, the baton will continue to be handed down to future generation to continue Joseph’s legacy.”

Joseph Hopper believed that a man who had served in the coal mines all his life deserved better than to be evicted from his tied colliery home when he retired. A small weekly levy voluntarily donated from miners’ wages, plus donations of land and materials from mine owners and others, allowed the homes to be constructed and let free of charge.

Although the Durham coalfield is no more, DAMHA has survived and prospered and continues to offer high quality homes for older people. Whilst you no longer need to have a mining background to have a DAMHA home, the Association has never forgotten its roots and is proud to have helped so many former miners find homes in or near to the communities where they grew up.

To find out more about Durham Ages Miners Homes Association, please visit their website here.

[Top picture: Front: Paul Mullis with Reverend Danie Linley, the Reverend John Mayes; Back row: Chair Willie Hartley Russell and other guests who attended the service.]

posted 18 September 2023

Case Study: George Jones Trust Almshouses

Association grant funds new conservatories for two Gloucestershire almshouses

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

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

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

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

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

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

Resident Nic Granger

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

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

Ewelme Almshouse Charity talks strategy

The Almshouse Association CEO Nick Phillips was pleased to be invited to the Ewelme Almshouse Charity Strategy meeting this week.

This 15th Century range of buildings and chapel displays the unique heritage value of the almshouse model. Gems of our national heritage, still providing homes for people in housing need today.

HISTORY OF EWELME ALMSHOUSES

The original founders of what are now known as the Ewelme Trusts were William and Alice de la Pole, the Duke and Duchess of Suffolk.

Alice’s father, Thomas Chaucer, son of the poet Geoffrey Chaucer, had acquired the manor of Ewelme when he married Matilda Burghersh, co-heiress of the Burghersh family. Alice was their only child. Alice married three times. Her first husband was Sir John Phelp, who she married when she was only ten, but he died just a year later. Her second husband was the Earl of Salisbury, who was killed in the Siege of Orleans in 1428, and her third husband was William de la Pole, the Duke of Suffolk. They had one son, John, who was born in 1442. Ewelme Manor was much extended by them from 1444 and subsequently became Ewelme Palace, a very large and impressive building surrounded by a moat. The existing Manor House was originally an outer part of the Palace and is the only part of it still remaining.

In 1437, King Henry VI had given the Duke and Duchess a licence to set up a Chantry Foundation and an almshouse for thirteen poor men at Ewelme. The income for running the Foundation and the almshouse was to come, as it still does today, from the endowment of estates owned by the de la Poles at Marsh Gibbon near Bicester, Ramridge near Andover, Conock in Wiltshire and Ewelme. The thirteen poor men were also expected to come from these estates. In exchange for their free board and lodging in the almshouse, the duties of the almsmen were to attend a number of daily services in the St John’s Chapel of the adjacent Ewelme Church in order to pray for the King, the Duke and Duchess and their successors, and all Christian souls.

One Chaplain, known as The Master, was in overall charge of the Almshouse and officiated at all the services in the Chapel. The second chaplain was the Grammar Master, who taught in the school, which was the third part of the Endowment to be built and is now the oldest primary school in England still in daily use. Boys were brought to Ewelme from the estates. They were fed, lodged, and taught Latin, hand writing, logic, philosophy and maths, in the hope that they would go on to Oxford to study. This was extraordinary in the 15th century when only the sons of the wealthy were able to go to Oxford.

The St John’s Chapel, built on the south side of the existing church during the same period as the Almshouses, contains the Duchess’s remarkable tomb. This is a very rare example of a cadaver tomb, and the only one in existence of a woman. Being part of the Endowment, the Chapel is maintained by the Trust and is used regularly by the almspeople and the children attending Ewelme School.

The Ewelme Almshouse was named ‘God’s House in Ewelme’ and that remains to this day as the formal name of the charity which administers the Trust’s Almshouse and Estates activities. It is registered with the Charity Commission as Charity No. 200581 and is governed by a Board of ten Trustees. The position of Master continues today, but is not vested in the Clergy.

posted 13 September 2023

Residents celebrate 90yrs with tea party

“The early summer sun shone for around 65 residents of WJ Mills Trust in Cornwall as they came together for a tea party to celebrate 90 years since the renaming of a street in St Day after the charity’s benefactor.

William John Mills, who was born in St. Day later moved to Devon where he built up the Duchess of Devonshire Dairy. He never forgot his roots and established the charity to look after the ‘poor and needy.’ Since 1933 the Trust has provided homes for around 500 local people right in the heart of this historic village.

The tea party coincided with annual festivities known as St Day Feast, which celebrates the area’s proud mining heritage. The event sees children and adults dancing through the streets in traditional dress to the sounds of the Carharrack and St Day Band.

The following day, local children were given the afternoon off to parade from their primary school, stopping to pay their respects at the end of Mills Street, which holds a very special place right at the heart of the village.   

The amount of good cheer and appreciation for the work of the Trust, was matched only by the amount of pasties, scones (jam first!) and pots of tea!”

Donna Birrell

Many thanks for sending in your story Donna, looks like you all had a fantastic day!
To have your almshouse story posted on our website, please email karenmorris@almshouses.org

posted 12 September 2023

Heritage almshouses throw open their doors

England’s largest festival of history and culture!

The country’s largest Heritage Open Days festival returns with a packed programme of FREE events, unwrapping England’s history of creativity and this September almshouses from all over England are taking part.

It’s wonderful to see so many member charities participating – this event not only provides an excellent opportunity for almshouses to share their rich historical backgrounds but also helps people understand their significant role in society.

The Heritage Open Days Festival is a fantastic platform for showcasing the heritage and stories of almshouses and contributes to the celebration of community spirit and the sharing of captivating narratives and anecdotes. It’s a great way for people to connect with their local history and appreciate the valuable contributions almshouses have made to their communities over hundreds of years.

To find our more, please click in the links below:

We are sure the Festival will be a great success and hope many people take the opportunity to visit and learn more about these cherished almshouses during this year’s Festival, which runs until September 17th. It’s a valuable initiative that fosters appreciation for history and the importance of preserving our cultural heritage.

posted 4 September 2023

Almshouse living: by the residents

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….

or to access the video directly

posted courtesy of WWM Architects 8 August 2023

Sloswicke’s Almshouse Charity expansion news!

Good things happen in 3s!

One of Retford’s oldest institutions took the limelight on the 25th 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

Founders Day celebrations at Eventide Homes

The Eventide Homes celebrated Founders’ Day on 21st July 2023. Residents, trustees, staff and guests enjoyed a barbeque in the almshouse grounds,  87 years after the first homes were built on the estate.

Ken Mantock, Chairman of the Charity, gave thanks to their Founder, Alderman JR Edgecombe, and the founding Trustees, for the legacy they have provided…

Alderman JR Edgecombe became increasingly aware of the growing number of cases of extreme hardship in Bournemouth during the 1930s. This was particularly so amongst women, who were left homeless and without adequate means of support.  In 1933, he was elected as Mayor, an office that he held for three years, becoming an Alderman, and it was during this time that JR Edgecombe envisaged a community of small villas where older people in need could find security in the latter part of their lives. By July 1936, the first two blocks had been built and were ready for occupation. A Community Hall was opened in July 1937 and was made possible thanks to the kindness of Sir Alexander Maclean (of toothpaste fame). Today there are 74 homes on the estate.

This was the first event held on this scale since the pandemic and Ken Mantock thanked the support shown by the community during that time. He personally thanked the local Post Office Master, the local Chemist, and the Community Champion from the local supermarket.  All went above and beyond in helping the residents of the charity during such a difficult time.

The Mayor of Bournemouth, Councillor Anne Filer, who was a guest at the event, and an ex-officio Trustee of the Charity herself during her term as Mayor, was amazed at the beautiful surroundings and publicly thanked the Trustees for their hard work in ensuring that the Charity is thriving today. 

To find out more about Eventide Homes, please click here and to read the Founders Day pamphlet.

posted 2 August 2023