Bette celebrates her 100th birthday!

Barnstaple Almshouses celebrated Bette Palmer’s 100th Birthday on Wednesday 7 May 2025 at the Royal & Fortescue Hotel in Barnstaple.  Bette was joined by almshouse residents, trustees and the Mayor to celebrate her birthday.

When asked what she would like to have for her birthday celebration, Bette replied,

‘Something Bubbly!’. 

Her friend and fellow resident, Jas Evans, arranged a lovely afternoon tea with prosecco which was much enjoyed by all.

Bette’s Life story – sent in by Lizzie Gover – Estate Manager at Barnstaple Almshouses

Our resident Bette Palmer has reached the landmark celebration of being 100 years old!

In March 2025, as her 100th birthday loomed, I went to chat to Bette to ask what her secret was for a long and happy life and this is what she said:

“Keep busy! I was born with an over-active thyroid which meant I was always doing something! When war broke out things were different; shops were restricted so I decided that when I wanted something to wear I would just have to make it myself! So I became a dressmaker and I had a knitting machine and soon my neighbours were asking me to make suits for them too!

I was 14 when the war broke out and living in Wakefield, Yorkshire.  I had to fire-watch after doing my homework.  There was always an aircraft coming in and out as there were lots of training places nearby. 

Because I was in English language senior class I was given an Austrian Jewish girl who was the same age as me to help her with her English.  The plan was that us senior girls were to be taken to Canada on two ships and  I was listed to be on the second ship.  This plan was cancelled however as the first ship was torpedoed when it was halfway across the ocean.

My family were all involved in railway duties and during that time my school was closed down due to a shortage of pupils.  I was needed at London Midland Scotland Railways as the young men were called up and we had to make sure the railway transport from the munition factories to the south of the country were not interrupted. My job was to make sure the right fuel was available for the right engines.  It was exciting work but noisy. All the noise from the engines on the platform outside is the reason I later suffered from ear trouble and got tinnitus.

I carried on doing more war work and we became short of teachers to I went to Leeds University and took a teaching course.  For seven years I was a teacher at Primary School and I loved it!  I would say it was the happiest time of my life.  I had 50 children in a class and I had a skill of making them feel like I was their auntie.  Their parents would invite me round for dinner and I used to have all the parents and children around to my garden too.

Peace efforts were happening and I was asked to be a secretary to help with the twinning of Normandy and a village in Yorkshire.  I went to Normandy and met some lovely people over there.  Every time it came round to my birthdays or Christmas, they would show their appreciation for my efforts. I brought a little boy back with me for a holiday and when I returned they gave me a keepsake bottle which I still have to this day.

Before the war ended I was offered a job of private banking which I started in Derbyshire.  It was difficult to find people at the time who had education and experience so I got a good job. Meanwhile my boyfriend who was in the RAF proposed.  He had trained in Rhodesia to be a fighter pilot. 

There was an open day as the airfield in Preston, Lancashire.   My fiancé said to  me ‘Do you fancy a flip?’ I said ‘What do you mean?’ He walked me to a 2 seater aeroplane and he said ‘Climb in the back and tighten your seatbelt!’.  He flew me off the airfield, across Lancashire and around Blackpool Tower twice!  He said ‘Would you like some aerobatics?’ I said ‘No thanks! I want to go back!’

We were married for 18 years.  One day he had an ache and I insisted he went to the Doctor, who sent him to the hospital. I called in to see him and we chatted and he seemed fine so I called into friends on the way home and reported that he was cheerful and had been sat up in bed chatting.

The hospital rang; he had died, we assume from a heart attack.  He wasn’t quite 40.  I was 39 too and I couldn’t believe it.  After that, life was slow.

They advertised for people to emigrate to Australia as they were short of people skilled for work.  For £10 you could go! Having been a teacher and a banker I thought I might be useful so I drove in my little car from Yorkshire to London where I would buy my ticket.

I went to see friends whilst I was in London and one of these friends had lost his wife. He said to me ‘Why do you want to go to Australia?’ I said ‘Because I’m at a loose end here.  I might as well go there! And I would quite like a hotel’. 

One friend said ‘There’s a hotel for sale on the Isle of Wight’ and she had a leaflet.  She said ‘Why bother going to Australia when you could buy that one!’

Me and my bereaved friend looked at each other and said ‘What do you think? Shall we have a look at it?’

So we went to the Isle of Wight and it was a beautiful Georgian style building in three acres of parkland and we decided we would buy this hotel instead of going to Australia!

So we bought the hotel and the first work we did there was our own wedding reception!

It gave us practice in how to run a hotel and we made plans for the future.  We were excited to build a ballroom so got the plans and ordered oak panels and girders to be imported from China.  We laid the floor ourselves over one weekend and worked hard to make it decent for dancing.  We had a few happy years in that hotel. 

After some time though things got a bit difficult and we brought in a partner to help us but he didn’t fit in well and we decided to sell the hotel and come back to England and start a business. We bought the New Inn at Goodleigh.  It was very pretty and located in a village that had good local trade.  They needed a dining room so we organised that.

My second husband went on a business trip to China and when he came back he fell ill and died.  I gave up the pub a short time after that.

Whilst we were at the New Inn we had got involved with the Masonry and my husband became a member.  I found out there was a ladies lodge and I joined.  After a few years I ended up being a senior member in the area and I met my third husband at a Mason’s Meeting.  We were asked to run the club in the lodge and move into the flat in Barnstaple.  Whilst there, running the club, my third husband got cancer and died.  I lived on my own for a while but I couldn’t do the lodge work on my own so it was a challenging time but then one day one of the members told me about a vacancy in an almshouse!

I love living in the almshouses because it feels secure.  You’re not likely to get thrown out unless you misbehave! And they make sure you are looked after. So I am here, retired, waiting to be 100 and I feel fit enough to get there!

I have a vacuum cleaner upstairs, a cordless for the stairs and a good washing machine.  I manage to look after myself so far.  My friend pops in to say hello and we often go out for lunch.  Having been a hotelier, I can be critical but I try to keep quiet even when they over-cook the fish! I have no complaints.  I’ve had a lovely life.  I’ve worked hard and I’ve enjoyed it.“

Social and charitable housing providers empower residents to drive change

Six Midlands-based social and charitable housing providers have joined forces to give residents a stronger voice, including Broadening Choices for Older People (BCOP), Harborne Parish Lands Charity (HPLC), Lench’s Trust, Sir Josiah Mason Trust (SJMT), Yardley Great Trust (YGT) and Solihull Care Housing Association (SCHA).  

The newly launched Residents’ Scrutiny Panel (RSP) uniquely brings groups of residents together to discuss the quality of services at each of their schemes and share ideas for improvements with landlords. It expands on the previous RSP, formed of four of the organisations, which won an Almshouse Association award but was put on hold due to the pandemic.

Twenty-five residents participated in the re-launch meeting in April, where they discussed which areas were of greatest interest for influencing decision-making.

Attendees included Jonathan and Cherry who live at SCHA. Jonathan said: “I like the principle of being concerned with and interested in the resident’s experience. It will be interesting to see how it develops as the panel gets beneath hearsay to listen to people’s experiences and what it’s like to live in these schemes.”

Cherry, who joined the RSP at the suggestion of her scheme manager, added: “It’s great to learn and hear different opinions and voices. Everyone brings something to the table. I’m really looking forward to the journey!”

Commenting on the RSP, Chrissy, who lives at Lench’s Trust, said: “I wanted to get involved because I feel we should have a voice. I’m looking forward to seeing it all come together step by step.”

Pat, who represented SJMT and YGT said: “It’s great! I think it’s a really good idea and it’s something that’s needed. It allows you to see how other trusts work and meet new people.”

Margaret, an HPLC resident, said: “I’m impressed! Emma, the facilitator, was excellent. I got involved as I would like to know what happens in other schemes compared to where I live and what improvements can be made across the sector.” BCOP resident, Lynn, was also impressed. She added: “The RSP is a good way to give tenants a voice so they can be heard by management.”

The meeting was held at Lench’s Trust, and non-residents were offered a tour of the scheme to gain even more ideas for their own homes.

David Healey, Partnership Chief Executive for SJMT and YGT, said:

“I’m delighted that new partners have joined the project, giving even more residents the opportunity to have a say and enable services to continuously improve. Residents have a unique perspective and can now play an even greater role in shaping their communities by sharing good practice between the organisations and holding management to account.”

posted 20 May 2025

Gosport charity gets residents in the VE Day spirit

Residents of Thorngate Churcher Trust came together in a heartwarming celebration to commemorate VE Day, with events taking place at both Russell Churcher Court and the Trust’s retirement housing across Gosport.

Trustees and staff at Russell Churcher Court (RCC) transformed the dining room into a nostalgic scene, arranging two long, street party-style tables adorned with bunting and flags. Residents enjoyed a traditional fish and chip lunch, a firm favourite, followed by a delicious array of homemade cakes and desserts.

The festivities continued with live entertainment from performer Debbie C, who delighted residents with a selection of classic 1940s songs.

Earlier in the day, residents gathered to watch the national commemorations broadcast from Westminster Abbey. They observed a two-minute silence and shared personal stories and reflections from the wartime era. One resident recalled a vivid childhood memory of travelling to London with her mother, sandwiches in hand, to sleep on the street in anticipation of the VE Day parade marking the official end of World War II.

RCC resident Phil enjoys his fish and chips lunch

Elsewhere, residents from Thorngate’s retirement flats also embraced the spirit of the day, with people from three different properties coming together to enjoy afternoon tea and commemorate VE Day with neighbours and friends.

Thorngate retirement flat residents get together at a street party

Thorngate Chief Executive Anne Taylor said, “VE Day is an important day for us to mark with our residents, who collectively have so many memories of wartime and how it affected their nearest and dearest. Eighty years is a lifetime, but for some it can still feel like only yesterday and it’s important for us to cherish these memories and support our residents in marking such a momentous day in our history. It’s been a joy to see people from different properties come together in true British spirit today.”

For further information about the charity, please visit www.thorngate.org.uk 

posted 12 May 2025

May Day at Chubbs Almshouses: Song, sunshine, and celebration

On May Day, residents, trustees, and friends of Chubbs Almshouses in Crewkerne, Somerset gathered at 9am to celebrate the changing seasons. Marking the Solstice and welcoming the summer, the group was treated to a joyful performance of the Padstow Song.

The event was organised by long-time resident, Jackie Setter and her fellow folk singer, Meg Rose. Jackie, now 95, has lived at Chubbs for over twenty years and is a beloved figure in the local community. A talented artist and seasoned gig performer, Jackie hasn’t lost her voice, in fact, she inspired (and gently shamed!) a few in the crowd who’d yet to find theirs.

Jackie lives in one of the oldest almshouses on the site, a sandstone terrace dating back to 1604. Around the corner stand four more, built in the 1860s. All eight are charming two-storey, one-bedroom homes with both upstairs and downstairs toilets, backing onto a beautifully kept communal garden.

That garden is the pride and joy of another Resident, Ken Cox, who was awarded a Gold Medal in the Crewkerne in Bloom competition last autumn.

From music to gardening, Chubbs Almshouses are clearly full of life, colour and community spirit.

photo credit: Jeff Hudson

posted 8 May 2025

From Struggle to Strength: how the Association helped revive Clear Cottages

As the Clear Cottages almshouses celebrate their centenary, Mavis Howard shares their remarkable story – a journey from near-closure to thriving community homes. It’s a tale that could have ended very differently, had it not been for the determination of the trustees and timely support and guidance of The Almshouse Association.

“In 1925, four almshouses were gifted to the village of Melbourn, Cambridgeshire, by Francis John Clear. These homes, intended for spinsters or widows who were both natives and long-term residents of Melbourn, opened their doors on 18th June of that year. The first resident was, delightfully, a Mrs. Christmas.

I first became involved with the Francis John Clear Almshouses in 1976, when I joined the Parish Council and was appointed as their representative on the Board of Trustees. Although I retired from the Council after 27 years, I continued as a trustee – and have now written 49 annual reports!

When I joined, the almshouses were facing financial difficulties so severe that closure was considered. We approached the District Council to see if they might take over the homes as part of their housing stock, but the proposal encountered significant challenges. The Chairman at the time then contacted the Charity Commission to explore the possibility of winding up the charity. Fortunately, they refused to allow it.

It was then we turned to The Almshouse Association, and were met with the kindness and wisdom of Mr. Flatley. He visited us personally and quickly identified the root of our financial troubles: an outdated oil-fired heating system installed in the 1960s. Thanks to his intervention, we received a £4,000 loan to install modern gas central heating. This single improvement marked a turning point in our fortunes.

We added a nameplate beneath the original Founder’s Stone, renaming the buildings ‘Clear Cottages.’ With careful management and a growing bank balance, we began to upgrade the homes, adding double-glazed windows, insulated roofing, enclosed porches, and, after the passing of a long-term resident, a full modernisation of one cottage, complete with a wet room and updated kitchen, while preserving cherished period features like the built-in dresser and cottage doors.

Eventually, our Quinquennial report revealed the need for a new roof – a daunting expense. Once again, we turned to Mr. Flatley for advice. Rather than advising us to sell investments at a bad time, he offered an interest-free loan, repayable over ten years. It was nothing short of a lifesaver.

Today, all four properties have been fully modernised and are highly desirable. In fact, most tradespeople who visit ask to be added to a waiting list – only to be told there isn’t one, and that gentlemen need not apply! 🙂

Over the years, our trustees have been a dedicated and hands-on group, and our team of local tradesmen take genuine pride in maintaining the cottages. As we celebrate the almshouses’ 100th anniversary, I find it humbling to reflect that I’ve been a part of their story for nearly half of that time.

While we may be considered “newcomers” in the grand history of almshouses, I wanted to share our journey and express our deep gratitude to The Almshouse Association. Without their guidance and generosity, we might not have made it to this remarkable milestone.”

Back of the cottages

Thank you for sharing your story, Mavis. It has been a truly inspiring read. All of us at The Almshouse Association are proud of the role our predecessors played in supporting Clear Cottages during a pivotal time. We look forward to continuing our mission to help, guide and support almshouse charities across the country for many years to come. Wishing you all a very happy centenary anniversary!

Case Study 2: The Frances Geering Almshouses

Phase 1, Part 2

The Frances Geering Almshouse Charity in Harwell, Oxfordshire received a £50,000 loan from The Almshouse Association to support the required works to reduce significant damp problems. This included a new drainage system, double glazed windows and the re-plastering of internal and external walls with lime based materials.

In May 2024, the Charity shared with us Part 1 of Phase 1 of their two-phase project. We are now pleased to confirm that, with the completion of this Part 2, Phase 1 is officially complete.

Project overview

The Frances Geering Almshouses, a Grade II* listed building over 300 years old, recently underwent significant renovations aimed at reducing longstanding damp issues. This was Phase 1 of a two-phase restoration effort initiated after a Quinquennial review by the trustees.

Funding and budget

  • Saved Funds: £50,000 saved over 10 years
  • Loan from The Almshouse Association: £50,000 (interest-free)
  • Additional Fundraising: Contributed to closing the budget gap
  • Estimated vs Actual Costs:
    • Estimated: £120,000
    • Final Cost: Approximately £140,000

Key renovation works completed

1. Drainage and Water Management

  • Installation of independent foul and storm water drainage systems
  • New soakaway constructed
  • Patios and paths ripped up and re-laid to accommodate new drainage
  • Gravel strips added between building and paths to aid breathability
  • Use of gravel grids and shingle to allow water runoff and easy access for wheelchairs

2. Exterior Upgrades

  • New cast aluminium gutters and downpipes
  • Removal of old cement render; replaced with lime mortar
  • Full re-rendering of external walls
  • Repainting of all external woodwork

3. Interior Improvements

  • Installation of Landvac double-glazed sash windows with Bathstone sills
  • Internal wall insulation using Gutex wood fibre
  • Breathable plaster and paint applied throughout
  • Interior completely redecorated
  • New carpet and vinyl flooring installed

4. Structural Stabilisation

  • Unexpected discovery of shifted brickwork after plaster removal
  • Structural reinforcements:
    • Steel rods inserted
    • Partial oak beam replacements
    • Steel straps to secure walls and ceilings

Additional enhancements

Heating System

  • Replaced 30-year-old radiators with modern efficient models
  • New pipework installed and boxed in

Woodwork

  • Skirting boards replaced due to woodworm
  • Curtain pole fixing points added

Electrical Work

  • Additional wall sockets installed, positioned higher for accessibility

Resident relocation and impact

Temporary relocation

  • Resident moved to local accommodation for five months

Post-renovation benefits

  • Warmer home
  • Lower heating bills
  • No signs of damp to date

Project Management

Team structure

  • A sub-committee of two trustees and the clerk managed the project
  • Regular site visits and trustee updates ensured smooth execution
  • Major decisions were referred to the Chairman

Contractors and partnerships

  • Three main local companies were employed for key works
  • Smaller local businesses handled supplementary tasks
  • Good relationships with contractors contributed to quality outcomes

Challenges and Learnings

Grant application setbacks

  • Multiple applications for grants were unsuccessful
  • Primary reason: Small number of beneficiaries (only two residents)

Fundraising initiatives

  • Registered with HMRC for Gift Aid on donations
  • Set up a GoFundMe page for online donations
  • Collaborated with local events for donation proceeds

Looking Ahead: Phase 2

Scope of Phase 2

  • Roof and gully structural repairs
  • Brickwork re-pointing

Status

  • Pending fundraising success
  • Planned once adequate funds are secured

Acknowledgments

A sincere thank you to The Almshouse Association for their generous £50,000 interest-free loan. Their guidance and support were instrumental throughout the planning and execution of the project.

We would like to thanks all the trustees and contractors for their hard work and determination to ensure these beautiful almshouses have been preserved and can continue to provide safe and warm homes to people in need for many more generations to come.

We would also like to thank the people who so kindly donate to The Almshouse Association or leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2024, £813,667 was approved in new loans and grants totalled £60,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

HRH receives warm welcome at The Richmond Charities new almshouses

On a glorious spring morning in April, The Richmond Charities had the honour of welcoming a very distinguished guest to their newest almshouses – The Elizabeth Twining Almshouses in Mitre Mews, Richmond.

The almshouses, which are beautifully designed and Passivhaus-aligned, are discreetly nestled in a quiet corner of Richmond, seamlessly blending into their surroundings despite their contemporary aesthetic. Their thoughtful architecture ensures both sustainability and harmony with the local landscape.

HRH The Duke is presented to the Mayor of Richmond
Chair of The Richmond Charities, Jeremy Williams, presents HRH to CEO Juliet Ames-Lewis…
..and to Stephen Twining, descendant of Elizabeth Twining, whose legacy and contributions to the community were honoured by naming the almshouses after her.

HRH The Duke of Gloucester began his visit by discussing the site’s layout and design with architect Clive Chapman before stepping inside ‘No.4’ to meet residents and learn about their lives within the almshouse community. Stephen Twining, a descendant of the renowned Twining family, shared insights into his family’s history, enriching the occasion with a sense of legacy and tradition.

Architect Clive Chapman points out areas of the design
Meeting residents
Resident Ruki Alberts proudly shows her new home to HRH

The visit concluded with a warm gathering of residents, trustees and staff in a marquee set within the gardens of Church Estate Almshouses. In a fitting tribute to the occasion, His Royal Highness unveiled a beautifully crafted commemorative plaque and was presented with a hand-painted depiction of the almshouses by local artist Matthew Wright, who has lovingly captured all of Richmond Charities’ estates in his artwork.

Welcoming HRH The Duke
HRH unveils the commemorative plaque and is gifted a painting
Paintings of all The Richmond Charities almshouses

Everyone at the charity expressed how delighted they were to meet HRH The Duke of Gloucester. It was a memorable occasion that will be cherished for years to come.

CEO of The Almshouse Association commented,

“It was a great honour to welcome HRH The Duke of Gloucester to the outstanding Richmond Charities. The Duke showed genuine interest in the modern architecture and the innovative Passivhaus development, recognising it as the latest chapter in a 400-year tradition of providing quality homes for those in need in Richmond. He praised the Charity’s leadership for their courage and commitment to continue building in response to the growing demand for affordable housing. Hearing him speak so knowledgeably and passionately about the almshouse movement was truly inspiring.”

Association CEO, Nick Phillips; resident, Ruki Alberts; Charity CEO, Jeremy Williams; Scheme Managers, Genevieve Thompson and Claire Sanecka
Charity CEO, Jeremy Williams; Mayoress Helen Pyne, Mayor Richard Pyne
Genevieve Thompson, Juliet Ames-Lewis, Claire Sanecka
Jeremy Williams, Gillian Norton OBE DL, Nick Phillips
Resident, Jemima Prasadam
Residents Gurdip Lota and Beryl Gray; Paula Gray, resident’s daughter; Mike Townsin, Trustee;
Rachel Wooden, Senior Occupational Therapist, LBRuT

See also: HRH The Duke of Gloucester unveils new almshouses in Richmond – London Borough of Richmond upon Thames

posted 8 April 2025

New resident enjoys refurbished almshouse in Abergwyngregyn

Case Study: The Almshouse Association recently awarded Abergwyngregyn Almshouses a £10,000 grant to support their refurbishment project.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the forms of grants and loans.

The Charity has kindly documented their refurbishment project on Bodalun Almshouse (one of their two almshouses) to share.

Background

A small almshouse charity responsible for just two almshouses located in the village of Abergwyngregyn, on the northern edge of Eryri National Park. The almshouses are a pair of single-storey one bedroom cottages (originally 3 units), built in the mid-nineteenth century to provide accommodation for “poor persons of good character who have resided in the parish of Aber for not less than five years preceding the time of their appointment”.

Vacancy triggers essential renovation works at Bodalun

In December 2023 Bodalun became vacant after being occupied for many years by a resident who had been unwilling to consider major change; however, once the property was empty it was clear that comprehensive upgrading was needed before Bodalun could be offered for re-occupation. The works included:

  • replacement and upgrading of the kitchen and bathroom facilities
  • replacement of the old heating/domestic water system with a combi-boiler
  • new floor coverings throughout and other measures to improve the accommodation’s thermal efficiency.

Almshouse Association grant helps charity overcome financial hurdles

The cost of the refurbishment posed a significant challenge to the Charity’s finances, as its regular income comes solely from two almshouses – an amount that was halved while Bodalun remained unoccupied. The Charity was therefore both relieved and delighted when The Almshouse Association approved a £10,000 grant towards the project. This generous support enabled the necessary works to proceed without placing undue pressure on the reserves set aside to ensure the long-term sustainability and viability of the almshouses.

Progress despite initial delays and disruptions

Work commenced in summer 2024, though an early setback occurred when a hidden water pipe just beneath the bathroom floor was accidentally punctured, causing flooding and requiring a full drying-out process. Fortunately, the project progressed largely as planned thereafter, with the exception of a further delay when their original decorator became unexpectedly unavailable, prompting a last-minute search for a suitable replacement.

Refurbished Bodalun welcomes new resident

The refurbishment works are now complete and Bodalun was re-occupied in February 2025. The new resident, a lifelong member of the Abergwyngregyn community, has moved from a three-bedroom housing association property – now freed up for a family in housing need – into the newly upgraded accommodation.

He is settling in well and is very happy with his new home, which is far easier to manage and keep warm.

Aber Almshouse Charity is most grateful to The Almshouse Association for its invaluable support, which has played a vital role in ensuring the continued availability of almshouse accommodation in Abergwyngregyn for years to come.

posted 8 April 2025

Lambourn’s almshouse development

The PennyPost publication covers the areas of Newbury, Thatcham, Hungerford, Lambourn, Downlands, Burghfield, Marlborough and Wantage and it has been keeping watch on the developments of The Almshouses of John Isbury and Jacob Hardrett in Lambourn, providing its readers with regular updates on its progress.

The Charity purchased the redundant Methodist Chapel adjacent to the current almshouses in 2017 and once plans were approved, they were able to proceed with converting the Chapel into nine additional almshouses. There is an ongoing need for social housing in the area, and these nine homes will further the aims of the charity in providing much-needed affordable housing in the Lambourn Valley.

Its really encouraging to see the build have the support of the local news and community and you can read all about the the development by clicking in the link below:

Lambourn’s new almshouses: March 2025 update – Penny Post

The original almshouses in Lambourn date back to 1443 and the Charity has plotted their rich history on their website here.

Dr Radcliffe’s Almshouses given new lease of life

Case Study: New side porches for Dr Radcliffe’s Almshouses, Steeple Aston, Bicester, Oxfordshire

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

The Almshouse Association provided Dr Radcliffe’s Almshouses with a £40,000 loan to replace the porches on their two almshouse dwellings. We thank Richard Preston, Chairman of Dr Radcliffe’s Almshouse Trustees who has put together the information below for us to share with you.

Background

The two almshouses, circa 1900

Steeple Aston has two almshouses in the village, dating back to 1640 and built under the guidance of Samual Radcliffe, the rector of the village at that time and principal of Brasenose Collage, Oxford.

Originally, two single-room, one-storey properties until 1812, when a first floor was added to both. In the 20th century, a kitchen and bathroom were added, and at some stage, a porch-style structure was added to No. 1 and a lean-to attached to No.2.

Planning and repairs: navigating listed building requirements

Around the end of 2021 it was identified that some major repair work was required to No. 1’s porch so the Charity decided to apply to the local district council for work to repair the situation. It was at this stage, the Charity realised that detailed plans and designs were required to meet the listed building requirements and that both properties needed to be matched to meet planning and conservation requirements.

After some exploration, the Charity managed to find an architect to draw up a design that met the council’s specification and then submitted it to planning for approval.

Once approved, a contractor capable of completing the work was needed, so the Charity put their project out to tender. By this point, it had become clear that the work would be expensive, but fortunately, they managed to secure a local builder they were familiar with and who came in at the most competitive price.

No. 1 – timber side extension failing due to rot
No. 2 old lean-to

Successful restoration: sympathetic extensions for the almshouses

Eventually, the work commenced with no major issues other than those to be expected from a building of this age. The almshouses now feature two identical extensions, thoughtfully designed to complement the original building, replacing the poorly constructed timber side extension at No. 1 and the questionable lean-to at No. 2. The build included:

  • Front elevation now in local stone
  • Timber windows
  • A roof and a timber door which are both aesthetically pleasing and secure.
  • The flooring is now in quarry tiles and once the weather allows, the access pathway will be finished in a resin surface to make the whole area look so much better and safer to walk on.
  • Bin storage has been added to both properties and
  • additional electric sockets in the extension allows better use of that area.
New windows replace old lean-to

Sadly, the occupant of No. 1 passed away at the remarkable age of 95 at the start of the construction work — though it’s worth noting the two events were entirely unrelated. This gave the trustees an opportunity to refurbish No. 1, and a new occupant is set to move in on 1 April 2025.

No. 1 porch almost completed, bar the resin pathway
No. 2 almost completed

Funding

The main challenge was to find the funding of £65,000 as the Charity’s funds did not stretch that far.

With the help of The Almshouse Association and the local Dr Radcliffe’s School Foundation, the Charity was able to secure the funds required and work commenced during early Autumn of 2024.

Unexpected discoveries

Digging down to create footings, drains were found that no one had any knowledge of, and some modifications were required to make safe and, in some cases, make access for future maintenance should this be necessary. The weather was not always compatible with exterior building but eventually, the job was completed and the resident in No. 2 was able to supply tea and coffee when required by the builders.

Advice for charities contemplating a similar job.

New skylight

Richard Preston comments, “If I had to give any advice to anyone contemplating a similar job, I would advise them to use a contractor that is known to them and can work around issues that will crop up with a building that has been around for a few centuries. Our builder has come in on budget and has managed to solve some issues that other builders might well have struggled with. Always keep calm and remember, if a problem arises, there is always a solution!

“Many thanks to The Almshouse Association for their invaluable help and advice and I believe we are now in a much stronger and secure position that we have ever been previously.“

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 19 March 2025