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

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 20^th 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.

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.

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.

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.

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

Case Study: Viscountess Barrington Homes for Disadvantaged Ex-service Personnel

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.

In April 2024, The Almshouse Association provided the almshouses of Viscountess Barrington Homes for Disadvantaged Ex-service Personnel with a £100,000 loan to support the refurbishment of a pair of semi-detached almshouses.   

The Trust kindly put together the case study below for us to share with you.

Background

The Trust was established in the early 1920s to promote well-being in the village and to provide homes for veterans returning from World War I. Most of the homes were built in the 1920s and included workrooms to encourage occupants to provide for a living for themselves.

An additional  block of four apartments was completed in 2004; one of the original semi-detached houses on the High Street was converted to two flats in the 1990s; and an adjacent semi-detached house was converted into flats in 2023.

The Objects of the Trust
To provide housing for beneficiaries, defined as former members of the armed forces or dependants thereof, who are in need by virtue of disability, financial hardship, sickness or old age, and are capable of independent living. Applicants should ordinarily be resident within 100 miles of Shrivenham or have family ties to the Shrivenham area.

There are currently 14 homes (6 houses and 8 apartments) housing 21 adult residents. A long-term program of major refurbishment commenced in the 2020s to ensure that the properties are fit for purpose, particularly in terms of insulation and the prevention of damp. One block of two semi-detached houses was completed in 2021, and the conversion of a three bedroomed house into two flats was completed in 2023. Further modernisation and refurbishment were planned when finances allowed, the most important of which were the semi-detached houses at 1 and 3 Recreation Ground Lane.

Challenges

The biggest challenges to overcome to enable the project to begin were: the identification of available finance; and where to house the residents while the work was ongoing.

The Trust had enough in reserve to fund half of the project, but it would be so much more economical to complete the whole project at once. The approval of a £100,000 loan from The Almshouse Association provided the impetus required to satisfy this objective.

When one of the residents in a neighbouring house had to vacate to be moved into care, this gave the opportunity for both pairs of residents to be temporarily housed for approximately 3 months each in the vacated house while their houses were being upgraded.

Effect on Residents

The residents of one of the houses had been suffering medically from the damp state of their home, with mould being a frequent visitor. Their neighbours had no upstairs bathroom, which meant a trip down the stairs and through the kitchen to visit the loo in the middle of the night. Of course, this was an improvement over that experienced by the original residents in the 1920s, when the only loo was the outside privy!

For both houses, there was very limited insulation with sound proofing also very poor. The chimneys were no longer in use and were a cause of ongoing maintenance costs. The render had been patched over the years but was hollow in places, was of the old style non-breathable variety, and cracked.  This did not help with water ingress, insulation or airflow.

The Work

The project was scoped and estimated at approximately £200,000, to cover the refurbishment of both houses, internally and externally. This included creating  open plan kitchen-diners, updated kitchens and downstairs shower rooms, and (for one of the properties) an upstairs bathroom. The heating systems were also to be replaced. External work included removal of the original (1920s) chimneys and very old render, replacing with a modern breathable render system. The guttering and roof trim were also renewed.  These improvements have enabled the residents to enjoy much better insulated, damp proofed and therefore warmer homes.

Refurbishing these two properties continued the theme of modernising the property portfolio which had begun pre-covid.  A major driver for this project and the wider improvement program is to improve the energy performance of our homes, both to protect the environment and to ease the running costs for our residents. This is in line with our goal of ensuring that active and independent residents can enjoy accommodation in line with 21^st century living, at contribution rates that are affordable to those in need. 

The Almshouse Association Loan

Whilst we had enough funds to do at least one of the houses, it was much more economic to do the complete block. The £100,000 loan ensured that this was possible and expedited the overall property portfolio enhancement project. Without it, one pair of our residents would still be living in below par accommodation, waiting for us to rebuild our cash reserves.

In hindsight, and if we had realised the option of Almshouse Association funds a year earlier, we would have changed the project schedule to begin with the exterior work.  

It would also have been beneficial to have done this external work in the spring-summer, rather than late autumn-winter when the many wet days were not conducive to removing/applying the render. The removal of the old render proved more difficult than envisaged due to it being placed over a metal mesh; this took longer than expected to remove, and caused some disturbance to the inside walls, meaning some rework internally. However, our excellent contractor made good all the damage at very little additional cost.

Residents’ view

The overall retrospective view was that the disruption of moving out for the duration of the work was very worthwhile. They now appreciate much cosier and more modern homes which they hope to enjoy for many years.

Local residents have also commented on the improved external view of the properties.

The Trust’s advice to members contemplating a loan

As long as you have a justifiable business case, then bite the bullet sooner rather than later. The residents really do appreciate the time and trouble.

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 February 2025}