Kendal Almshouse Charity kickstarts redevelopments

Kendal Almshouse Charity spearheads social housing growth for over-55s

8th September 2023 by Erin Gaskell for The WestMorland Gazette

Kendal is readying to welcome more over-55s into social housing as the Kendal Almshouse Charity kick-starts redevelopments.

With the high demand for social housing surpassing supply significantly in the North West, the charity has initiated work to double the number of units in one of its central sites.

Social housing in the UK is a form of public sector housing which is rented at low rates to individuals and families who can’t afford to rent at market rates or to buy their own homes.

It is provided by local authorities and housing associations, generally to those most in need or vulnerable.

The Chair of Kendal Almshouse Charity, Peter Ducksbury, said “I am delighted to see the project get off the ground after a lot of hard work by many people, for which I am very grateful.”

Promising a greener living solution, these new units will feature energy efficiency at their core. Prospective inhabitants can look forward to dwellings armed with one bedroom, a bathroom, and an open-plan living, kitchen, and dining area, all benefiting from high thermal efficiency, air source heating, and solar panels for power generation.

The redevelopment is happening behind Kendal’s WWII Memorial Garden on Romney Road, which originally was held by Kendal War Memorial Trust Fund but was transferred to Kendal Almshouse Charity in 2014.

The site was originally home to a bungalow named Romleigh, built in 1955 and inhabited by a single family until 2019.

Following the bungalow’s vacation, Kendal Almshouse Charity roped in specialists including independent property consultants H&H Land & Estates, to weigh their options between upgrading the existing dwelling or entirely redeveloping the site.

Considering the derelict state of the old building and the land’s potential for enhancement, it was decided to raise two new one-bedroom bungalows after the demolition of the existing one.

The journey towards the redevelopment was impeded several times over the past three years, attributable to various impediments and recent global events.

Local builders Fylde Joinery & Building Services Ltd eventually landed the contract and are currently progressing on site.

Expected to wrap up around April 2024, Kendal Almshouse Charity will be inviting applications for potential occupants close to the completion date.

[top image: Photo from Kendal Almshouses website: Kendal Almshouse Charity – Home]

posted 16 October 2023


Almshouse Charity leading the way in homes for the future

Girton Town Charity (GTC) was recently asked to showcase its new development of 15 futureproof homes for the over 55s, as part of a regional meeting for almshouse trustees and clerks.

The Charity welcomed more than 30 representatives of almshouse charities throughout East Anglia to the William Collyn Community Centre, followed by a visit to Dovehouse Court in the village.

Nick Phillips, CEO of The Almshouse Association, praised GTC for “leading the way” in the movement by funding and building new almshouses which are built to stringent Passivhaus standards and have first-class sustainability credentials.

He highlighted the ‘cutting edge design’ of the Dovehouse Court homes where residents are already enjoying living in a secure and warm environment, which has been well-designed, with a communal garden as well as individual raised beds to grow flowers and vegetables.

Latest research shows that people living in almshouses live on average two and a half years longer because they have a sense of connection with others as part of a sociable community.

Ann Bonnett, Chair of GTC said: “It was a great honour to be asked to host this regional meeting and to be able to share our journey in creating these almshouses for the future. Not only did we enjoy excellent attendance but many came to visit Dovehouse Court after the formal sessions to see at first hand what has been achieved.

This visit was a great reward for all the hard work and inspired vision of our Trustees over many years to bring the new almshouses to fruition. My thanks go to them and to the excellent team who worked on the project.”

Caption

[Above photo: Almshouse Association attendees visit Dovehouse Court in Girton. In the foreground, left to right: Nick Phillips, CEO, The Almshouse Association; Ann Bonnett, Chair, GTC; Jennifer Millard, Regional Representative; The Almshouse Association; and Ian Bramwell, Director, Mole Architects]

posted 12 October 2023


HRH Duke of Gloucester joins Courtauld Homes of Rest centenary celebrations


On Tuesday 3 October, His Royal Highness, The Duke of Gloucester, Vice Royal Patron of The Almshouse Association, joined the trustees, founder’s family and residents at Courtauld Homes of Rest almshouses to join in their centenary celebrations

There was a buzz of excitement as guests gathered in the marquee to await His Royal Highness’s arrival. Plans had been underway for many months with trustees and residents busy making sure their almshouses and the site were in tip-top condition to receive their Royal visitor.

Upon arrival, His Royal Highness was presented by the Lord-Lieutenant of Essex, Jennifer Tolhurst to Adrian Corder-Birch, a Deputy Lieutenant and Clerk to the Trustees, who then introduced The Duke to the Mayor of Halstead, the Chairman of the Board of Trustees for the Courtauld Homes of Rest, Anthony Shelton and Nick Phillips, the Chief Executive of The Almshouse Association.

“It was a great honour to meet His Royal Highness and to introduce the Mayor, our trustees and members of the Courtauld family to him.  As I accompanied The Duke around our almshouses, he asked questions about the history, architecture, and gardens in which he was clearly very impressed.  He was particularly interested in our residents and spoke to all of them.”

Adrian-Corder Birch, Deputy Lieutenant and Clerk to the Trustees

Many of the Duke’s Patronages are linked to architecture and conservation, areas the Duke holds great interested in so the Reading Room at Courtauld Homes of Rest were a much appreciated part of his visit. He quickly spotted the pictures and architect’s plan which adorned the walls along with the history of the Courtauld family.

Mr. and Mrs. Fenner were honoured to have the unique privilege of meeting His Royal Highness in their almshouse. They enjoyed a delightful conversation with The Duke, commenting that his visit will be a cherished memory that they will hold dear for years to come.

“My wife Sandra and I were pleased to welcome The Duke into our home, where we have lived for five happy years.  The Duke was interested in the internal layout and learning about our occupations prior to retirement.”

Mr Fenner, resident

After afternoon tea with the trustees, residents and other guests, George Courtauld, Vice Chairman of the Trustees thanked The Duke for his visit.  The Duke gave a warm and informed speech about the almshouse model and its value to the community which delighted all who attended. He then cut the splendid centenary cake made by Jennifer Smith and unveiled two blue plaques to commemorate distinguished members of the Courtauld family and a third plaque recording his visit. 

George Courtauld then presented The Duke with a book about the history of the Homes of Rest and other almshouses, written by Adrian Corder-Birch, especially for the centenary. 

Nick Phillips, CEO, The Almshouse Association commented, “It was a great privilege and honour to receive our Royal Vice Patron, HRH The Duke of Gloucester, at one of our member almshouse charities. The Duke spoke knowledgably and enthusiastically about the almshouse movement and his visit and interest really gave a terrific boost the charity trustees and residents. It was a lovely day that all will remember warmly.

“The Courtauld Homes of Rest has been a member of The Almshouse Association for several decades and to receive a visit from its Royal Vice Patron in recognition of our centenary was a great privilege.”                                   

Chairman, Mr Tony Shelton
HRH visit makes the front page of the Halstead Gazette

posted 12 October 2023                                                    


Southwark’s Appleby Blue Almshouses

A newly developed social housing project which reimagines the almshouse concept for modern, inner-city living

as published by Housing LIN – Appleby Blue – Inspirational Achievements – Resources – Housing LIN

United St. Saviour’s Charity has worked to support the people and communities of Southwark for almost 500 years. Uniting the people and charitable organisations in the borough, it tackles social need through a unique grant making programme and helps to build strong, supportive and well-served communities through its sheltered housing for older people across its three almshouses, St Saviour’s Court, Hopton’s Gardens and its newest development, Appleby Blue.

The development was completed in May 2023, and provides 57 homes for a total of 63 residents aged 65 or over in Southwark.

Designed by Stirling Prize-winning architects, Witherford Watson Mann, the building provides a blueprint for future adult social housing projects for older persons.

The recent Almshouse Longevity Study found that living in an almshouse can boost a resident’s lifespan by as much as two and a half years. Appleby Blue represents a progressive evolution of this typology – it flips the conventional model of the almshouse as a retreat from society, built in the outer environs as an inward-looking development, firmly on its head. Located in the heart of Bermondsey with a bus stop right outside and the hustle and bustle of inner-city living, Appleby Blue enables its residents to remain active members of a thriving, intergenerational and diverse London community.

Appleby Blue is named after one of United Saint Saviours Charity’s original benefactors, Dorothy Appleby. ‘Blue’ refers to the central marketplace of Bermondsey, rooting the development in its locale and noting the charity’s ties to the area going back more than five-hundred years.

Features

The building is designed to connect residents through its porous nature and welcoming floorplan, cultivating a strong sense of community and reducing loneliness.

The 2-5 storey design enables a cascading level of interaction between the surrounding community and the almshouse residents. A luscious roof terrace includes raised beds for growing herbs and vegetables. The detail of the project is impressive, with raised beds created with residents in mind, to enable recreational gardening activities despite varying mobility levels.

The main communal space, the Garden Room, opens on to a planted garden court with a raised water feature running throughout, designed by Grant Associates. It forms the traditional almshouse courtyard style centre of the building, offering a space for residents and visitors to socialise or relax in peace and quiet. The acoustics of the space coupled with the sound of the water feature creates a relaxing, sanctuary-like space for residents and visitors, whilst remaining just a few feet away from the local transport links that keep them connected to the city.

Community

The resident support model for the almshouse is integral to the physical environment and place. The team works closely with the Appleby Blue Centre Manager to create a holistic support plan which encompasses repairs and maintenance, benefits guidance and health and wellbeing. Appleby Blue also offers residents a library area, hobby room and skills room, where events from crochet lessons to digital skills sessions will be hosted for both residents as well as the wider community. The intergenerational use of the building aims to break down the barriers between young and old.

The Appleby Blue community kitchen sits at the heart of the building, as a kitchen should, with United St Saviour’s Charity running culinary-based community projects with local organisations to foster intergenerational connectivity in Southwark and provide important upskilling opportunities for young people in the borough.

United St Saviour’s is working alongside research partners at Bournemouth University to explore how multigenerational socially inclusive activities can be co-created with older people around food growing, cooking and meal sharing to improve their health, wellbeing and social connectedness.

Funding

Appleby Blue occupies a site previously occupied by a care home, which had fallen into disrepair and was no longer fit for purpose. It is the off-site social housing provision funded by a private residential development ‘Triptych’, developed by JTRE in neighbouring Bankside. The development has been made possible through a partnership between the freeholders London Borough of Southwark, and UStSC, who lease it and will manage it in perpetuity.

Martyn Craddock, CEO of United St. Saviours Charity said:

“Appleby Blue Almshouse reimagines the historic model of a retreat from society, in favour of direct contact with urban life. The beautiful design of the building coupled with our charity’s support services, aims to change the perception of sheltered social housing, and influence future developments for the better. By providing a high quality and well-designed home, older people should be more ready to move from their often unsuitable or under-occupied housing, yet remain in the community where they have lived for many years. The building is designed with social interaction as a core principle and we intended to use this wonderful building to its full potential to continue to transform lives and meet the needs of our older residents.”

Alison Benzimra, Head of Research and Influence said:

“United St Saviour’s Charity will be incorporating all our learnings into our practices. We are journeying with our residents to determine what aspects of the building’s physical design, community activities and resident support model impact health and wellbeing in later life. Through collaborations with our trusted research partners, such as Bournemouth University, we aim to share our findings widely so we can positively influence policy and practice both locally and nationally as our ageing population continues to increase. Appleby Blue is a place where people can relax, meet others, and participate in a range of activities that enable both residents and people from the local community to keep fit, healthy and active – a place where residents are firmly at the centre of life around them.”

For more information, please visit www.ustsc.org.uk

posted 10 October 2023


Richmond almshouse residents do the conga!

The sun well and truly came out for The Richmond Charities tropical themed summer party, held on on 10 August 2023

120 of 165 residents enjoyed a Caribbean BBQ, a chocolate fountain, a steel band and coconut shy. Everyone dressed up and danced with residents doing a conga around the charity’s largest Hickey’s almshouses estate!

Many thanks to Juliet Ames-Lewis, Chief Executive of The Richmond Charities for sending in these fabulous photos for us to see. What a day!

posted 26 September 2023


Saved historic glass returned to former glory

In 1475, William Browne, a rich wool merchant, endowed an almshouse at Stamford for 10 poor men and two poor women together with a Warden and Confrater.

The dormitory for the ten men opened directly into a small chapel with two large windows facing south which were filled by a sumptuous display of stained and painted glass and despite the destruction of so much medieval glass during the Reformation and the Civil Wars of the 1640s, Browne’s Hospital glass survived. It was, however, sadly neglected and by the early Nineteenth Century, so dilapidated. It was not until the building of new accommodation for the 12 poor people in 1870 that the remaining glass was reorganised and conserved.

In 2017 the Trustees, concerned about the future of the glass, asked York Preservation Trust to recommend appropriate measures to save it.

The result was a project of encapsulation, that is the installation of plain external glazing to protect the glass from the elements. Work was carried out between the autumn of 2022 and summer 2023 by Barley Studios of York. The glass was cleaned and minor repairs undertaken.

Now this nationally important survival from the Fifteenth Century is back in place; its full size figures of St James, St John, the Holy Trinity and an unidentified King along with representations of the Virgin Mary are safe for future generations and for residents of the Hospital (now ten women and two men) to contemplate during the monthly communion service.


Well done to the all the Trustees of Browne’s Hospital for their determination to rescue this beautiful glass so that it may continue to be enjoyed for centuries to come.

posted 25 September 2023


History and buildings of Browne’s Hospital
taken from Brown’s Hospital website – History and buildings | Browne’s Hospital, Stamford (browneshospital.co.uk)

The Hospital was founded by William Browne, a rich wool merchant of Stamford, and built in 1475 in the reign of Edward IV. With his brother, John, William Browne was largely responsible for enlarging and embellishing the Church of All Saints nearby. He and his wife are believed to have lived in a house adjacent the western side of the Hospital, and so would have been parishioners of All Saints’, where brasses to three generations of their family may be seen.

In 1485 William was authorised by letters patent of Richard Ill to found and endow the almshouse, but after his death and that of his wife Margaret, in 1489, the management of the Hospital passed to her brother, Thomas Stokke, Canon of York and Rector of Easton-on-the-Hill, just outside Stamford. Stokke obtained new letters patent from Henry VII in 1493 and the chapel was consecrated by the Bishop of Lincoln on 22nd December, 1494.

The Hospital or Bedehouse – a name by which it was also known – was established as a home and a house of prayer for 10 poor men and 2 poor woman, with a Warden and a Confrater, both of whom were to be secular, i.e. non-monastic, priests. The statutes required attendance at chapel twice daily, where masses for the repose of the souls of the Founders were said, but on Sundays it was to All Saints’ Church that they had to go. The title “bedesman” or “beadsman” given to the poor men was derived from the beads of the rosary. With the passage of time, a new charter became necessary and this was granted by James I in 1610, and thus Browne’s Hospital may claim to be a Royal Foundation or Royal Hospital.

COMMON ROOM – From the entrance porch, having a statue of the Founder over the arch, the door on the right is that of the Common Room which housed the “ten poor men” in cubicles on either side, each man having a window. The space allotted is delineated by the strips of darker wood on the floor. Two windows in the north wall were removed in the 19th century alterations, when the fireplace was inserted. The two women had a room in a range of buildings to the north of the main block. The Common Room was open to the chantry chapel through the carved screen of 1475 so that sick or bedridden men might see and hear the services. The sliding panels, forming a more substantial division from the Common Room, were put into place in the 19th century. Similarity to the Hospice at Beaune in Burgundy is illustrated by the exhibition of photographs of that institution, founded 40 years earlier.

In 1870 it was decided to improve conditions for the residents, and to repair dilapidated buildings, and James Fowler of Louth was called in to draw up plans for separate cottages around the cloister, for the central clock to be moved to an elegant tower to be built over the entrance and for the small house at the eastern end of the chapel to be purchased and pulled down to make way for a new Warden’s House. The former Common Room now became the Board Room.

STAIRCASE – At the foot of the stairs leading to the AUDIT ROOM is a brass wall-plate with the Founder’s Arms and a Latin rhyming inscription recording the origin and purposes of the Foundation. The stairs lead to the ANTE-ROOM where changing exhibitions are held. In 2002 this marked the 125th Birthday of the High School and recalled the gift by Browne’s Hospital of a substantial sum of money which enabled the creation of the High School for Girls, the enlargement of Stamford School for Boys and the building of the Headmaster’s House. From 1873 until the 1960s, when the revenue of the Hospital became too small for its own needs, a sum of up to £1,500 was donated annually to the Endowed Schools who adopted for their motto and badge the device of the Browne (Stokke) family of the stork on a woolsack and the words “+ me spede”. Also in the Ante-room is displayed a uniform which the men were required to wear from the middle of the nineteenth century until the 1950s, soon after which compulsory attendance at Chapel was no longer a rule of the Hospital. Almspersons did not always come from Stamford, but seem to have been drawn from the surrounding area where the Hospital had properties, and it is likely that men living in tied­ cottages who could no longer work were recommended for a place at Browne’s by the incumbent of their parish.

CHAPEL – At the west end of the Chapel is a row of original stalls with carved misericord seats, the other seats facing north and south. A service of Holy Communion is taken here by the Confrater every week to which visitors are welcome. There has been no Warden since 1987, and the Warden’s House is let for offices. The magnificent stained glass windows are contemporary with the 15th Century building. The glass was removed, cleaned and the original arrangement as far as possible restored and replaced in 1967, with the aid of a grant from the Pilgrim Trust. In 2001 it was thought necessary to place guards over the outside to protect the glass from missiles. For this we received help from the Manifold Trust.

The Altar slab is of Barnack ragstone and bears its five consecration crosses. It was hidden in the paving during a period of religious intolerance and rediscovered and replaced only in 1925. The fifteenth century cope-chair was designed with a semi-circular back around which a seated priest could drape his vestment to avoid creasing it. A second, similar, chair disappeared in the nineteenth century building work.

The reredos was painted in 1919 to commemorate the Golden Wedding of the then Warden and his wife and restored in memory of Robin Lowe, for many years Clerk to the Governors.

The kneelers were designed by Pam Sharp, Museum Curator 1998-2018, and worked with the collaboration of residents and friends of the Hospital.

THE AUDIT ROOM leading off to the left is the room in which all the business of the Hospital was transacted, around the oak table which is over 5 metres long and bears the initials PR for Peter Routh who was Warden in 1583 when it was made. The Hospital had been richiy endowed with property and agricultural land in the neighbourhood and an extensive archive remains giving information on all aspects of the management of this and of the domestic affairs of the Foundation.

The stained glass windows in the AUDIT ROOM are of the same date as those downstairs. In the show-cupboards at the east end of the room is an ancient almsbox which was recovered from a wall during the alterations. The massive iron-bound chest was given by Thomas Stokke and used to guard the Foundation Documents and other precious possessions of the Hospital. It was secured by three padlocks and could be opened only when the Warden, the Vicar of All Saints’ Church and one of the men were all present each with his own key. The carved chest of 1629 has a candle-box and a drawer at the foot. The fireplace is original and the carved oak cornice around the top of the walls carries hooks (“tenterhooks”) for the suspension of hangings. The Windsor chairs are of a local pattern and one was placed in each cottage after completion.

THE CONFRATER’S ROOM contains original furniture and was retained as a sitting-room for him when the rest of his lodgings were pulled down in 1870. He was then no longer required to be resident. The sitting-room was last used in 1950s by Canon John Parker. The stained-glass window in the light-box was found in a cupboard and is presumed to have been removed from one of the dismantled rooms which lay beyond the adjacent oak door. It is a mixture of mediaeval and later glass.

Visitors may remember that Browne’s Hospital featured as “Middlemarch Hospital” in the film adaptation of George Eliot’s novel “Middlemarch” much of which was shot in Stamford. The Hospital is today home to 12 residents as specified in the Foundation, but at the present we have 10 ladies and 2 men. The cottages around the beautiful cloister garden were updated in 1963 to flats, each with a living-room, bedroom, kitchen and bathroom.


Tibberton’s 20 year project completes – for now!

The Almshouse Association has been following the refurbishment journey of Tibberton Almshouses for the last two decades. We supported them with a loan and they have diligently kept the Association abreast of all the developments so it was wonderful to recently receive notification that the final part of their journey had been completed.

The Journey to the refurbishment of No2 Bovone Lane

Over the weekend of 28 to 30 April 2023 a new resident moved into the last of the refurbished almshouses in Bovone Lane, Tibberton, representing the culmination of a journey for the trustees of Tibberton Almshouses, of some twenty years.

Phil Bevan, Clerk / Treasurer to the Trustees of Tibberton Almshouses shared this update on the end of their twenty year journey:

With the help of a loan from The Almshouse Association and a grant from the Forest of Dean District Council (Publica Group), we were able to achieve our final objective (for now!).

  • No2 Bovone Lane was a one-bedroom property.
  • By forward planning and the expertise of our chairman with his DIY skills he was able to put forward a proposal to also provide a cloak room on the ground floor and a shower room on the first floor.
  • This entailed removing and re-siting the stairs from their original position to a new location, without prejudicing the floor space of the kitchen.
  • Removing all plaster, re-pointing inner walls to accept wall slurry to combat rising damp and insulating the walls.
  • Providing an LPG (buried) tank for new plumbing, heating and hot water.
  • The removal of the stairs and virtual demolition of the inside of the property.
  • The removal of ground flooring and replacing it with an insulated concrete floor.
  • New cloakroom.
  • New shower room on the first floor.
  • New heating and plumbing.
  • New electrics (including car charging station).

Demolition Derby!

The kitchen – before and after!

The stairs at the start … and finish (new location and 2 bannister rails)
Comprehensive views of the work undertaken on the first floor
Completed 1st Floor
Completed shower room

In Conclusion

The trustees of Tibberton Almshouses would not have been able to complete the renovation and refurbishment of the properties without: –

  • The commitment of the trustees.
  • The expertise and DIY skills of the Chairman.
  • The financial support of The Almshouse Association, for which we will always be very grateful.
  • The commitment of the Forest of Dean District Council (Publica Group) with generous grants.
  • The support of our Local County Councillor in providing us with a grant.
  • The local support of the Tibberton District Horticultural Society with grants.
  • The local support of Hales & Co Builders Merchants.
  • The support of the consistent team of contractors, Ian – building, Richard and John -electrics, Stuart – heating and plumbing, Pat – kitchen fitter, Mark – carpets, Keith -decorating and odd jobs and all those on the periphery for their support over the years. 

Like the old saying “it takes a village to raise a child”, it also takes a wonderful and willing community to rebuild an old legacy. The Tibberton community plus others have made sure these almshouses continue to provide safe and warm homes to people in need in the community for many generations to come.

[top photos l-r – Brian with Tibberton’s Almshouse’s spiritual friend the Rev’d Canon Helen Sammon; New resident Diane with Alison Evan (4th generation grand-daughter of benefactor; “happy band of domestics” (trustees!)]

posted 27 September 2023


Almshouse resident: 1 of Half a Dozen D-Day Veterans

Residents are the heart and soul of almshouses and we are always interested to hear their personal stories; they bring alive the buildings and continue to remind us of the importance of preserving history, be it the buildings, the stories, lives or legacies.

98 year old Phil Sweet is a resident of Municipal Charities in Stratford-Upon-Avon and his memories of the D Day landings have been kindly sent in to us by the Charity’s Chief Officer William Clemmey..


There are only thought to be about half a dozen British veterans of the D-Day landings left alive. We are proud to say that one of them is Phil Sweet who is a resident of one of our almshouses in Stratford-upon-Avon. Phil is 98 and recalls the following:

“I was sent to a place called Lochailort in the Highlands where I did six weeks of hefty nautical and ability training. Those six weeks were the toughest I have experienced in my life both physically and mentally. At the end of each week you had exams and if you were not good enough you would be dropped. But I lasted and was appointed an officer then sent to Troon for officer training for another six weeks and then appointed to a tank landing craft ready for the D-Day landings.

The war had been going for quite a considerable period of time for my training was in readiness for the D-Day landings the time of which we did not know then.

I was part of the initial wave that landed at the village of La Rivière as part of the Gold Beach landings.I was in a flotilla which were the first to go into the beach with two tanks on top of each other on the landing craft so that they could bombard the beach with shells as they were coming in to land. We didn’t lose anybody that day although the landing craft was damaged by the underwater objects as we were going in. 

Then following the landing we were offloading equipment to the beaches and whilst doing so I had to go to the tented hospital at Bayeux with suspected peritonitis which turned out to be appendicitis.

I was sent to Plymouth to HMS Foliot, running all the movement of landing craft. We were tropicalizing (adding refrigeration and air conditioning) landing craft ready for the Far East but of course that collapsed because they dropped the atomic bomb.” 

We are hoping that Phil will be able to join in the 80th anniversary celebrations in Normandy next year.


Many thanks to The Municipal Charities of Stratford-upon-Avon for sending in Phil’s story. You can read more in their newsletter here.

posted 21 September 2023


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