The Almshouse Charity of Sir John Offley was awarded a £50,000 loan from The Almshouse Association rolling fund in the first quarter of 2024 to assist with the renovation of No.2 Greyhound Cottage, Madeley, Staffordshire.

History

The original almshouses which are in Madeley, Crewe, CW3 9PW were built in 1645, paid for by money left in the Will of Sir John Offley of Madeley. They were endowed and built under the terms of the Will of 1645. The properties were extended and improved by Hungerford, Baron of Crewe in 1889 and again in 1968. The properties were listed as Grade 2 in 1966.

Since 1968 they have been further improved with modern kitchens and bathrooms. Extensive re-roofing was carried out in 2016 at a cost of £35,000 and in 2023 the windows to the front of the properties which were iron framed in oak surrounds were replaced as per the originals at a cost of £46,000. A grant of £5,000 was received from Newcastle Under Lyme Borough Council towards the cost of the work with the balance coming from the Charity’s reserves.

Area

The village of Madeley has origins in the Saxon period and is mentioned in the Doomsday Book. It is an attractive village which has a mix of Local Authority and private dwellings served by a number of small businesses.

It was originally a mining village with Lycett Colliery being close to Madeley. The colliery was closed in 1957. Madeley is situated approximately five miles from Newcastle Under Lyme and Stoke on Trent with Crewe being approximately eight miles away, thus providing excellent road and rail links to all parts of the country. It has two primary schools and one secondary school.

The Project

The demand for low cost housing has, over the past few years, become a major issue with high rents and few suitable properties being available. The trustees have, for a number of years, looked for land on which to build additional almshouses but without success.

In 2019 the trustees decided to purchase two small properties in Madeley, No.1 Greyhound Cottage and Pool View. These properties were separated by No.2 Greyhound Cottage. The two properties were purchased and renovated at a total cost of £220,000 with the proceeds coming from the Charity’s reserves.

In 2023 No.2 Greyhound Cottage became available for purchase.

The trustees considered this an ideal opportunity to own the three properties. Nos.1 and 2 Greyhound Cottages are semi-detached cottages built in 1868. Pool Cottage, which has a passageway separating it from Greyhound Cottages, was built in the mid to late 1900 century.

No.2 Greyhound Cottage was purchased in February 2024 at a cost of £132,788. The property was in a poor state of repair and needed extensive renovation and repairs.

Quotes were obtained showing estimates of between £60,000 and £75,000. At the rear of the property is a substantial strip of land which could be suitable for future development.

The extensive renovations of No.2 Greyhound Cottage were completed on 24 October 2024 and the trustees were delighted to welcome a young family into the property on 1 November 2024.

• Please click here to view all the photographs of the project put together by the Charity.

The Almshouse Association

The Almshouse Charity of Sir John Offley writes,

“The Clerk contacted The Almshouse Association to enquire as to the possibility of a loan to assist with the costs of the renovation work on No.2 Greyhound Cottage. The help and assistance given by Fenella Hall during this process was exemplary. She gave clear guidance as to the procedure involved in making the application for a loan and the speed in which the application was dealt with was first class. Without the help of The Almshouse Association, the Charity would have had to wait many years to acquire the necessary funds to carry out the improvements required.

The Charity made the application on 19 February 2024 and the loan agreement was signed on 14 April 2024. This was quite exceptional. The trustees are extremely grateful and profound thanks go to Fenella and The Almshouse Association.”

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Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted January 2025

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Replacement of deteriorated sash windows and frames

The Almshouse Association provided Thomas White Cottage Homes with a £80,000 loan towards the replacement of sash windows and frames with newly double glazed sash windows to the southern aspect of the Cottage Homes.

History

Thomas White Cottage Homes (2016) Charity is the modern incarnation of a charitable foundation created in 1886 by Thomas White, a wealthy Bromsgrove businessman and philanthropist.

Its almshouses in Bromsgrove, Worcestershire, are three substantial Victorian buildings, opened to its first residents in that year, and now, having been partially extended in 1993 comprise 14 self-contained flats, surrounded by communal gardens.

The Charity’s beneficiaries are, to quote from its constitution, “women in need of not less than sixty years of age, with a preference for such women who are resident at the time of their appointment in the area of the Ancient Parish of Bromsgrove”.

Background

The almshouses front to the south and their frontages have been exposed to sun and weather since their construction. All the windows were single-glazed, which caused noticeable condensation. The frames were constructed from Baltic Pine and despite the quality of the timber the frames and sills were deteriorating, requiring filling, painting and general maintenance, the cost of which was becoming prohibitive. In some cases sills were allowing water ingress into bay window areas, affecting internal decoration and plastering.

Research

The Charity began to explore the possibility of replacing window frames with double-glazed units, only to be halted in its tracks by the pandemic lockdown. After lockdown ended, the project was properly started and taken forward by the Charity’s Finance & General Purposes Committee.

The Charity was fortunate to have the voluntary help of Nick Reading, a retired architect who specialised in historic buildings who prepared a detailed report on the condition of the windows for the Charity.

Materials and Costing

The report laid out the options for and costs of replacement, advising that the most effective way to proceed would be to double-glaze the windows on the southern elevation of the almshouses, using UPVC units of a style which replicated the existing window frames and sills.

Although the use of timber replacement frames was considered, recent advances in the design of UPVC windows meant that the existing sash, and indeed the other windows could be replaced by frames which almost perfectly replicated the original design. UPVC was therefore an obvious choice, bearing in mind the cost advantage and the reduction in maintenance requirements.

Project Management

Our architect went on to support the Charity throughout the entire project, assisting in choosing appropriate products, programming the installation in conjunction with its suppliers, and generally keeping an eye on things as they progressed.

The Charity identified a local supplier, Diamond Windows (Droitwich) Ltd, experienced in similar projects and whose products matched the original framing so well that, after installation, it is difficult to distinguish from ten feet away whether the windows are painted timber or UPVC. The Charity appointed a project manager, and having the benefit of two recently retired commercially experienced solicitors within its ranks settled with our supplier a formal contract for the supply and installation of replacement windows.

Installation

A considerable amount of detailed planning went into the installation process, involving meetings and discussion between suppliers, trustees, warden, clerk, project manager and our supportive architect.

After taking into account the access needed by the suppliers to the site, the parking of vehicles, the potential disruption to the lives of residents and the vulnerability of some of them an installation plan was settled and implemented.

The installation went like clockwork, thanks in large part to the professionalism of our suppliers and their consideration for our residents, and was finished internally as well as externally to a high standard. Our suppliers’ carpenters were able to remodel and reuse the existing internal architraves so that from inside, as well as outside, the appearance of the windows has not changed. From start to finish the installation was completed in three weeks.

Funding

The project involved a significant and substantial financial commitment for the Charity. This involved preparation and careful consideration of fund availability and of budgets over future years.

Help was sought from grant-giving or donating local charities which provided approximately one third of the overall cost, whilst the balance was funded by an interest-free loan from The Almshouse Association.

Overview

The overall success of the project is down to:

• the combination of expert advice throughout on all aspects of it,
• a proper contractual arrangement between relevant parties so that each knew its obligations and responsibilities,
• detailed and unhurried planning involving everyone concerned,
• and an experienced and reputable supplier.

The installation of the new windows has delighted the Charity’s residents.

The condensation problem from which flats suffered has been considerably reduced, the flats are warmer and can be more easily ventilated, and the reduction in noise from the busy road to which the properties front is most noticeable. All of which has improved the quality of life within the Charity’s almshouses, for the benefit of all of its residents.

Many thanks to Malford Harris, Clerk & Treasurer of Thomas White Cottage Homes (2016) Charity for providing us with this case study. More case studies can be accessed here.

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posted January 2025

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Project to convert cottages set to start in 2020 celebrates completion in 2024

The United Charities of Romaldkirk received a £60,000 loan from The Almshouse Association’s rolling fund to support the remodelling of three one-bedroom cottages into two two-bedroom cottages.

History

The Charity, originally known as Romaldkirk Almshouse Foundation was founded in about 1670 by William Hutchinson. In archives the Charity came across this entry:

“MEN & AFFAIRS
HE-FOUNDED ROMALDKIRK ALMSHOUSES AND BOWES GRAMMAR SCHOOL
Visitors to Teesdale must have noticed the sheltered little cottages lying on the outskirts of Romaldkirk village, known as the Almshouses. Their history is barely known. Their founder was William Hutchinson of Delroo who lived for a time at the village of Cragg near Barnard Castle. During the 17th Century, early in life he migrated to London where he acquired considerable wealth. His thoughts however must have clung to Teesdale for not only did he found the Almshouses at Romaldkirk but also a Grammar School at Bowes.
In memory of his preservation from drowning in fording Deepdale Beck between Cragg and Nab Farm a stone bridge was put up at that place. In the western parapet of the bridge there is the following inscription:

“William Hutchinson of Delroo Esquire whose great Charity was most exemplary in all respects. So likewise, in the building of this bridge, the place of his happy nativity which was built in August 1699”.

The Almshouses continue to occupy the original site at Romaldkirk and are known as Hutchinson Terrace. An inscription set into the cottages gives a date of 1671 with them being rebuilt in 1829. It is understood that originally the cottages consisted of six cottages and there is evidence of this within their layout. Until the most recent re-modelling the cottages had many years ago been re-modelled to provide three, one-bedroom cottages.

Background

The cottages needed upgrading to conform with modern day standards and a scheme of works has been undertaken to do this. The building is a Grade II listed building and sits on a small embankment facing south. They are stone built with a Westmoreland Green slate roof. The properties had single-glazed out of character casement windows, no thermal insulation, they suffered with dampness, the drainage required upgrading; the bathroms and kitchens required modernising. The roof required to be replaced.

Planning, Funding, Overcoming Challenges

Carolyn Milburn FRICS, the Agent for the Charity gave advice to the Charity on seeking grant funding from Homes England and on what would be required for a remodelling and refurbishment programme to go ahead.

Carolyn recommended to the trustees that it could be more sensible to convert the three one-bedroom cottages into two, two-bedroom cottages. As the Charity is open to local families, couples and single people who are in need, hardship or distress, it was considered that making available two-bedroom cottages could widen the scope for offering the houses to beneficiaries in the future.

Listed Building Consent was required for this plan and the services of Simon Potter RIBA of John Potter Architect Limited were engaged to design a solution for the remodelling. Once Listed Building Consent was obtained, the Architect estimated the cost of building work and Carolyn, with the assistance of the Almshouse Consortium Limited, put forward a grant application to Homes England.

The grant aid was successful but unfortunately before the works could go out to tender, Covid came along in 2020. This delayed progress for a tender exercise and by the time the works were put out to tender, the cost of materials and labour had increased exorbitantly.

The project, albeit with the opportunity of the Homes England grant funding, became out of reach.

The Charity owned an additional property; the former school building in Romaldkirk. This building had been vacant for many years and prior to 2020, planning permission and listed building consent had been obtained to convert this building into two new almshouses to add to the Charity’s almshouse portfolio. Despite a grant having been obtained through Homes England; because this development required the Charity to become a Registered Provider, and again along with the massive increase in building costs post 2020, the Charity took the decision, reluctantly, not to proceed with this plan. Instead, this building was sold at auction and the proceeds of sale utilised to proceed with the Hutchinson Terrace project.

As the Homes England grant programme was about to end and a ‘start on site’ date was not feasibly going to occur within that programme, the Charity reapplied for a grant from Homes England and this time were successful in achieving a higher grant award for the Hutchinson Terrace project. This, together with the loan from The Almshouse Association was most helpful given the increased costs in building materials.

Completion

The building work commenced in Spring 2023 and has now been completed. The properties are looking extremely smart and modern but still retain their character. All concerned, trustees, Architect, Agent for the Charity, and the Contractors are extremely proud of the result.

Many thanks to Carolyn Milburn FRICS, Partner – Rural Professional for and on behalf of George F. White LLP for providing us with this case study.

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Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted December 2024

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