Almshouse Stories | The Almshouse Association

Case Study: Adam Cottam Almshouses, Lancashire

Trustees of Adam Cottam Almshouses have been working hard on their almshouse project over the past 4 years, with the assistance of funding from The Almshouse Association. In 2022 they embarked on the next stage of their project using the most recent loan and grant provided by the Association.

Project outline

The 2015 the Quinquennial Inspection Report showed that all 3 dwellings were in dire need of complete refurbishment, so in 2016 the Adam Cottam Almshouses Trust commenced a 4 year refurbishment project to make them damp free, safe and energy efficient.

The work would entail completely stripping out the dwellings and fitting out with new kitchens, bathrooms, windows and central heating.

When one of the properties became vacant in 2017, they began the ambitious programme to refurbish all 3 dwellings. The first dwelling was completed in 2017, the second in 2018 and the third in 2020.

The project

The project started by consulting a local architect to advise on how the dwellings might be refurbished. His estimate to remodel the living space and act as Clerk of Works ran to some thousands of pounds. A meeting between two trustees and the contractor led to a design which was adopted without the need for further architect involvement thereby making a significant cost saving.

The objective was to remodel by making maximum use of the limited space available. This involved removing internal walls in all 3 properties.

All 3 dwellings needed the walls to be completely stripped and tanked with K11 solution to act as a barrier to damp. No. 30 was plastered but Nos 34 & 36 were dry lined which was less costly and, more importantly, dried out quicker!

The almshouses do not comply with modern Building Regulations so ‘escape’ windows have been provided where possible, the contractor keeping the Borough Council Building Regulations Inspector involved at all times. All windows have been replaced with new double glazed units and the ceilings have been lowered and insulated.

The bathrooms were fitted with new shower cubicles, toilets and wash hand basins. New units were installed in all kitchens as well as new cookers, cooker hoods, hob units and fridges. All new electrics have been fitted throughout and a new boiler and central heating system installed. New carpets and blinds completed the internal renovations.

Finally all 3 dwellings have been fitted with new front doors/frames to further improve energy efficiency.

Project cost and funding solution

The total cost to refurbish all three properties and temporarily re-house residents was £100,000. The charity was able to cover some of the costs by drawing down from their trust funds and investments, however the remainder was covered by a loan and a grant from The Almshouse Association and a £20K grant from Whalley Parish Council.

The final stage

The 2015 Quinquennial Report highlighted the poor condition of the stone flag roof which requires frequent repairs with many flags delaminated and broken.

In 2021 the charity were awarded an additional loan and grant from The Almshouse Association and in 2022 embarked on the project to remove the existing flags and replace with reconstituted stone flags. In their latest progress update, the charity advised that they have just appointed a painter to paint the external woodwork and elevations and hope to have it finished by early September. Only the lopping of the trees to get organised now!

Many thanks to Clifford Ball of Adam Cottam Almshouses for sending in photos and reporting on the project. Congratulations to everyone involved.

August 2022

St John’s Winchester Almshouse Charity support for Ukraine

The work of the St John’s Winchester Charity was recently celebrated in the Hampshire Chronicle.

20th June 2022 by Kimberley Barber Winchester charity St John’s Winchester supports Ukraine | Hampshire Chronicle

“RESIDENTS and staff at a charity that helps older people in Winchester have shown their support for the Ukraine.
The group from St John’s Winchester said they are determined to do what they can to support Ukrainian people suffering as a result of the invasion of their country.
The charity has donated equipment such as beds, hoists, furniture, and medical equipment from its former Moorside Care Home to a Polish charity, Pomagamy Foundation, which transports equipment and supplies to support refugees and local populations in Ukraine including the Ternopil Region, East of Lviv.
So far, 17 trips with donated equipment have been made.
Clive Cook, St John’s chief executive, said: “We can only imagine the pain and suffering of those living with the consequences of the war in Ukraine. I want to thank Ukrainian colleague, Ina Matthias, and our staff and residents for inspiring us to take the small actions we can, to help victims of this terrible conflict.”
The trips have been organised by Ina, who is from Ukraine and works at St John’s and lives in Southampton.
As well as the donations, St John’s has opened staff recruitment to suitably qualified Ukrainian refugees.
Its almshouses are also available for occupation by evacuees coming to the country under the ‘Ukraine Family’ and ‘Homes for Ukraine’ Schemes – subject to age and other qualifications.
The residents of St John’s almshouses pitched in and they raised £731.79 for the Disasters Emergency Committee, Ukraine Humanitarian Appeal through donations and a fundraising coffee morning.
Residents and staff have also filled two cars with donations such as clothing and supplies, which has been delivered to the Polish Social Club, Southampton for onward transmission to Ukraine.

[photo credit: Hampshire Chronicle: Ina Matthias (fourth left), Clive Cook Almshouse Association Trustee and St John’s CEO (sixth left) and local volunteers supporting the transportation of St John’s Winchester Moorside equipment]

Posted July 2022

Small grant makes a big difference

Sometimes a small grant can make a big difference. Trustees at the Old Windsor United Charities (Penny Royal Almshouses) were worried about the rising cost of energy and the impact it would have on their almshouse residents so looked into ways to help.

With money very tight for the charity, they sought the help of The Almshouse Association and were awarded a grant of £2,835.00 to install foam loft installation in their almshouse roofs.

On completion of the work, we put the following questions to the almshouse charity clerk:

What challenges was the charity facing before the project was completed?

In light of significant increases in energy costs, we assessed all of the almshouses to see if we could make them more energy efficient; this is particularly important as the residents pay their own energy bills. Once we accessed the loft spaces of two of the houses in the Victorian block – Nos 28 & 29 – we saw that less than 50% of their loft spaces were insulated with fibreglass, we believe that this is due to access issues i.e. water tanks and pipework blocking access. We wanted to remedy before the next winter to help the householders keep their bills as low as possible. After doing some research, we discovered that spray foam was the most energy efficient and environmentally friendly; it would also be easier to install given the issues with access.

Our priority has been to replace all the old windows and those that weren’t double glazed and we were keen to have the funds to complete this before the next winter. It was looking challenging to do this and install the loft insulation as the cost of windows has increased by a staggering amount over the last two years and is still increasing due to supply chain issues and inflation.

How was this affecting the residents?

The main issue for the residents was the expectation of incredibly high energy bills. As a charity, we wanted to do everything we could to try and make the houses as energy efficient as possible – the bills will still be higher, but the new insulation should save the residents up to 45% on their heating bills.

What work was completed utilising the grant?

The installation of spray foam insulation in the loft space of two of the almshouses (No 28 & 29) in the Victorian block.

What would have happened had you not been successful in receiving a grant or loan?

We would have needed to take the money from Reserves or delay other maintenance work that we planned for this year. We have had to take large amounts out of our Reserves over the last two years to pay for a backlog of maintenance work and for two very costly refurbishments. We are hoping that we can now return some of the funds taken from the Reserves this year; to protect funds for future residents; to hopefully continue to receive distribution payments from our investments to ensure that we do not need to increase the Monthly Maintenance Charge paid by the residents too much in a time of high inflation.

What have the residents said about the changes?

The residents were incredibly happy that we were able to get their homes’ insulation improved. They are all very worried about the increased cost of living and particularly the terrifying increase in the cost of energy. We know that they will really feel the difference once the weather gets colder.

Legacy from 1868 still providing homes today

Renovation Case Study: Tibberton Almshouses

The Tibberton Almshouses were built in 1868, endowed in trust by William Philip Price MP; landowner and owner of Tibberton Court,

“to permit the same to be forever occupied by aged or infirm (elderly, disadvantaged or disabled {where possible}) persons, inhabitants of the said Parish of Tibberton (now Tibberton, Taynton, Rudford and Highleadon, Highnam and where merit exists). Subject to the Rules and Regulations of the Charity, NO person shall be ineligible or considered a less deserving object of the Charity by reason or on account of their religious opinions.”

There are four semi-detached one-bedroom properties in Bovone Lane Tibberton, on land donated by William Philip Price of Tibberton Court. The aims of the Trust have not materially changed since the premises were built in the 19th Century. The trustees are drawn from members of the local parish with a representative of Tibberton Court and Holy Trinity Church. Their time is given voluntarily in support of the residents.

During the 154 years since being built there have been at least 600 beneficiaries (residents) living in the properties and the objectives of the trustees are to provide homes to a ‘decent’ standard and to continue for as far into the future as possible the aims and objectives of our benefactor.

The renovation of No. 4 Bovone Lane began in late 2021 after receiving a generous grant of £25000 from The Almshouse Association, for which we are very grateful, and a Gloucestershire County Council ‘Build Back Better’ funding initiative of £2000, promoted by Tibberton District County Councillor Mr Philip Robinson.

The following photographs show several ‘before’ and ‘after’ examples of what has been achieved.

BEFORE: Lounge with the floor being prepared for renewal; The plaster removed from the walls in preparation for insulating and coating for the reduction of rising damp

AFTER: The finished room.Walls insulated, new electrics and (led lighting), original (154-year-old) doors, carpeted and decorated throughout. LPG Central Heating provided.

Cloak room “in preparation”. The property was a two-bedroomed house, we therefore took the decision to convert it into a one-bedroom house and move the bath room from the ground floor upstairs. This gave us the opportunity to provide a cloak room on the ground floor.

Cloak room complete (All doors were the original, which were stripped and renovated).

“Some years ago, a couple I knew moved into one of the Trust’s almshouses in Bovone Lane, Tibberton. I was curious, so I went to see where they were. I was struck by how well maintained they were and of the attractive and peaceful location. Little did I know that in latter years I would be fortunate enough to live in one of them. I was thrilled to be offered one of the cottages and I am really excited to be moving into No4. The Trust has worked so hard to renovate the property in keeping with its age and history. I consider myself lucky and I’m looking forward to many happy years there”.
Chris Keen, resident

The kitchen. The kitchen provided a challenge! When the property was first built, a back boiler was installed which was heated from the kitchen (un/fortunately was blocked off some years ago) which was dismantled. New electrics, new plaster. New floor tiles.

New hand rail. Carpeted throughout and safety devices fitted.

Bedroom stripped back ready for renovations

All plaster removed from external walls and insulated. The ceiling removed and provided with insulated plaster board as well as insulation in the roof space.

The room was converted to a one bed, with fire place removed and blocked off.

” Phew ! and here we are – a happy band of trustees/cleaners !! – ready to hand the fit-for-purpose almshouse over to our new resident !

Once again, the residents (beneficiaries) and trustees of Tibberton Almshouses wish to very gratefully thank the Association for their generous support to the Trust with the grant of £25000 to very ably assist with the latest refurbishment of another house.

This is the third in four years (with another on the way!!!) and we could not have done it without your support and help, it would be true to say, that the Trust will have had severe difficulties in getting this far. We would also thank all our friends at ‘The Lodge’ for their helpfulness and assistance.

We are very grateful for the help the Association have provided and wish to make everyone aware of it!”

“ps. At the back of the picture you can see large LPG canisters in the garden of No3. During its renovation, we provided LPG heating / hot water. On the completion of No4 we provided a large LPG tank at the back of the properties, to allow LPG to be (metered) to both properties for heating / hot water. “
Email to The Almshouse Association from Philip Bevan, Clerk/Treasurer to the trustees of Tibberton Almshouses.

Open letter to Conservative leadership candidates

14 July 2022

The next leader of the Conservative Party and Prime Minister will face a monumental challenge in tackling all of the issues facing the housing sector.

The big issues of availability, affordability, repairs, energy efficiency, regulation and remediation issues are all gathering, at once, with a considerable financial burden attached to them. Most of us agree that changes are necessary to improve the situation for residents but achieving all these goals at the same time will not be possible without significant government support.

Almshouses have been providing genuinely affordable homes to people in housing need in our towns, cities and villages for over a thousand years. This enduring model of charity could be part of the solution to our current housing crisis by not only providing homes but also independent living within a community.

Will the new PM understand that there are many different models that operate in the affordable, community housing sector?

All play a valuable part in solving the housing crisis. Not just in terms of numbers but through the value added by preventing loneliness and creating thriving communities.

Almshouses are sometimes caught in the middle when it comes to government support. Primarily, almshouses are charities, regulated by the Charity Commission. This can sometimes clash with the government’s housing agenda which prefers all housing providers to be Registered Providers of Social Housing. Due to the size of most almshouse charities, however, this is not a suitable option, which means that many are locked out of government support for new developments and tackling issues around decarbonisation.

Almshouse charities have managed to survive the Reformation, the Industrial Revolution and two world wars, but they now need a government which can acknowledge their value as an efficient form of social housing and support their development in the communities they serve.

Whomever emerges victorious from the race to be Prime Minister can help the almshouse movement by:

amending the National Planning Policy Framework to acknowledge almshouse charities (Registered and Non-Registered Providers) as ‘Affordable’ forms of housing
expanding financial support across the housing sector to tackle decarbonisation and broadening the remit for those who can access funding
strengthening the Charity Commission so that it has the power to perform as the primary regulator of almshouse charities.

We look forward to the new PM taking account of the most fundamental necessities for a good home – warm, secure affordable housing within a small community.

Yours sincerely,

Nick Phillips | CEO of The Almshouse Association

The Almshouse Association Award winners announced

The Almshouse Association Awards were created to distinguish and honour the many wonderful innovations and developments taking place throughout our membership that both benefit almshouse residents and raise the profile of the almshouse movement.

The coronavirus pandemic meant we had to put the 2019 and 2020 Patron’s Award and The Award for Excellence and Inspiration on hold. We are delighted to say we can now announce the 2019 and 2020 winners of these Awards, alongside the Gardens and People Awards for 2020.

THE PATRON’S AWARD 2019/20 – Winnocks and Kendalls Almshouse Charity, Colchester, Essex

In 2015 the charity received planning permission to replace nine old bungalows with new, modern almshouses.

The new almshouses are in keeping, but not identical to, the early twentieth-century almshouses on the site and opposite. They have integrity and authenticity and similarly maintain the pre-eminence of the listed terrace. Bringing the western end of the site back into use was crucial, ensuring the charity can continue to maintain the listed buildings in its care.

Each apartment is light and airy with an open-plan kitchen and living areas. They were developed with accessibility in mind and internal detailing throughout is ideal for almshouse accommodation.

Receiving a visit from HRH The Duke of Gloucester

THE 2019 EXCELLENCE AND INSPIRATION AWARDS

William and Julia E Chafyn-Grove Charity, Zeals Almshouses, Zeals, Wiltshire

Zeal’s Almshouses has achieved a successful environmentally friendly restoration and building programme on three out of their four almshouses, and the building of a fifth almshouse. Their long-term project has been completed using all the correct materials and has created comfortable and appealing homes.

Hurst Consolidated Charities, Hurst, Wokingham, Berkshire

Over the past 20 years, the Charity has invested in upgrading and refurbishing its almshouses. In 2017, they decided three apartments could be sensibly fitted in the site space available. The design was intended to complement the existing almshouses on the site and sits well in the street scene.

In addition, the garden area was planted with lawns, hedges, and flower beds, some of which are allocated to and tended by the residents.

THE 2020 EXCELLENCE AND INSPIRATION AWARDS

The Charity of Elizabeth Wadsworth, Calderdale, West Yorkshire

The project undertaken was to refurbish the Grade 2 listed railings and reopen the original Right Of Way. Part of the stone wall at the footpath entrance to the ROW had to be demolished and a gap was created for the new gate. Suitable replacements were found for the finials, and the welding and bespoke gate was conducted by a local fabricator.

W.C. Lee’s Resthouses, Windlesham, Surrey

The project entailed the development of single-story side extensions to provide separate bedrooms for two of the almshouses, following the demolition of two outbuildings. The works took approximately 12 months. Despite the delaying effects of the pandemic, No.1 was complete and occupied from January 2020, whilst No. 6 was finished and occupied from August bank holiday 2020.

Coventry Church (Municipal) Charities, Bond’s Lodge, Coventry, West Midlands

A newly built three storey development offering 45 self-contained apartments together with a communal lounge, mobility scooter storage, laundry, guestroom, and courtyard garden. The building, started in November 2018 and was completed on 3rd September 2020.

Bond’s Lodge is built on the tried and tested 3 sided almshouse model. This results in a private garden area that can be seen by the majority of residents from their apartments and when walking along the corridors. It consists of 28 single bedroom and 17 double bedroom flats and has a large atrium entrance with bi-fold doors opening into the communal garden.

Hugh Sexey’s Hospital, Bruton, Somerset

The Blackford Room replaces a historic reception room that doubled up as the meeting room for trustees and a community room for residents, which was not big enough and lacked design features to support older residents.

The new room provides residents with a facility where they can meet and socialise. It’s a large, airy space which has been designed to meet the social and support needs of older people. The contemporary design uses only traditional materials and its styling ensures the historic buildings remain the dominant feature.

THE GARDENS AND PEOPLE AWARDS 2020

Jesus Hospital, Ravenscroft Lodge, The London Borough of Barnet

The project included 7 single storey almshouses at an existing almshouse development with extensive external works and landscaping. Each property has an area of flower beds for the residents to maintain and enjoy. Also attached to each unit is a bike rack holder.

The Eleanor Hirst Trust, Wilshaw, Holmfirth, West Yorkshire

The Eleanor Hirst Trust owns six Grade II listed almshouses in blocks of two. In 2018/2019 substantial refurbishment of the almshouses were undertaken, ensuring the character of the listed buildings was retained. The setting of the almshouses is very secluded and private. The gardens and views are spectacular. Above all the work has enabled the community spirit to thrive.

Coventry Church (Municipal) Charities, Bond’s Lodge, Coventry, West Midlands

The trustees are fully aware of the benefits a garden can bring to residents and their visitors. The central courtyard garden was developed with a circular lawn area and paths linking the various doorways with numerous flowerbeds and seating areas. Two bronze sculptures take pride of place within the garden. A living wall was installed and this created a green ‘lung’. It has transformed what would have been a stark brick wall into an imposing display of plants and flowers.

Wivenhoe Housing Trust, Jonathan Feedham Court, Wivenhoe, Essex

Initiated in 2017, the aim of the project was to enhance the lives of residents at Jonathan Feedham Court, Wivenhoe.

The trustees turned an existing drab courtyard into a beautiful communal area for the residents. The courtyard is now a space for residents to relax and socialise in and promotes physical health through exercise and mental well-being by taking a greater interest in plants and gardening.

Local News item: Wivenhoe almshouse design given special award | Gazette (gazette-news.co.uk)

Huge congratulations go to all award recipients. Details of our 2022 awards will be posted on our website and in the Almshouses Gazette when finalised.

Posted 12 July 22

Association CEO in FT Letters

An article in the Financial Times on 18 June 22 prompted The Almshouse Association CEO to write into FT Letters and we were pleased see it published on 8th July.

The article, written by Joe Miller who is an FT correspondent in Frankfurt, is entitled ‘Inside the Fuggerei, the world’s oldest social housing complex’ and celebrates the 500th anniversary of the ‘Fuggerei’ almshouses in Augsburg, Germany, interviews residents and staff and shines a warm light on the benefits of small scale community living today.

[Copyright restricts us from publishing the article, but please find an extract below. [If you have a paid subscription with the FT, you can access the full article here. (if you have not visited the site before, you may be able to read the article without subscribing)]

“As it marks its 500th anniversary with a year-long celebration, the Fuggerei is attracting attention for its ability not only to shelter residents but to maintain a strong sense of community that is largely absent in surrounding commercial developments.

Doris Herzog, a social worker who supports the Fuggerei’s residents, says the community is so tight-knit it acts as an informal warning system. As an example, she points to how it has sometimes alerted her to serious illnesses among residents that might otherwise have been missed.”
Joe Miller | FT correspondent in Frankfurt

An informative article and wonderful to learn about almshouses in other countries, however, it was the title of the piece that prompted both Gerard Luckhurst and Nick Phillips CEO to put pen to paper – ‘Inside the Fuggerei, the world’s oldest social housing complex’. Excellent almshouse PR, but excuse us! Almshouses all over the UK are celebrating being part of over 1000 years of the almshouse history, with the oldest almshouse foundation still in existence in England thought to be the Hospital of St Oswald in Worcester founded circa 990.

Nick Phillips writes..

” Gerald Luckhurst’s letter (“Canterbury’s almshouses predate Augsburg’s”, July 2) is right to point out that some of Canterbury’s almshouses are celebrating their 900th anniversary, and thus are considerably older than the Fuggerei-run almshouse in Augsburg, which claims to be the world’s oldest social housing project and which you featured in House & Home (“Once upon a time in Bavaria”, June 18).

Almshouses were first established in the 9th century and today there are 36,000 people living in almshouses in the UK. We believe that more almshouse dwellings are being built today than at any time since the industrial revolution. Founded on the principles of compassion and companionship, this tried and tested charity model of community housing seems to look and feel right for today.

Although a thriving movement with charities expanding, I wonder where today’s philanthropists are to establish new almshouse charities for our changing demographic in housing need — refugees, young people leaving care, ex-offenders, and young families?
Nick Phillips Chief Executive The Almshouse Association Wokingham, Berkshire, UK

It will be interesting to see if Nick Phillips letter sparks some ideas in the hearts and minds of the next generation of almshouse founders and philanthropists – we do hope so, this 1000 year old housing model has lasted the test of time because it has so much more than bricks and mortar to offer the local community.

Posted 11 July 22

Secrets of Essex almshouses

Bestowing unique and charming, yet affordable housing to the elderly for 1,000 years, Denise Marshall takes a closer look at the historic significance of the humble almshouse.

Published in the June 22 Essex Life magazine and online on 29th June 2022, Denise explores the almshouses dotted around Essex, finds out more about the long history of almshouses and who lives in them today. The article also includes and interview with Nick Phillips, CEO of The Almshouse Association.

To read the article, please click on the links below:

posted July 22

Residents of St Leonards Hospital Trust celebrate 820 years of charity!

Trustees and residents of the St Leonards Hospital Trust in Boston, Lincolnshire recently celebrated 820 years of charity!

Established in 1080 by The Knights Templar, the charity was originally set up for pilgrims returning from the Holy Land. Later in 1200, the charity dedicated itself to providing homes for “twelve poor men” under the Knights of The Order of St John of Jerusalem.

Nick Phillips CEO of The Almshouse Association was honoured to be invited up for a visit and it was a pleasure to meet and chat with the almshouses’ 21st century residents.

_{Nick Phillips CEO TAA, Rt Rev Nicholas Chamberlain-Bishop of Grantham, Councillor Anne Dorrian-The Worshipful Mayor of Boston, Mr Joe Fisher-Lord Lieutenant’s Cadet, Mr Les Allitt-Chairman, Lord Lieutenant of Lincolnshire Mr Toby Dennis and Father John Underhill-Trustee and Rector of Skirbeck St Nicholas Church, Boston}.

_{Mayor Anne Dorrian, Les Allitt Chairman, Lord Lieutenant Toby Dennis,}
_{Margaret Ordway (Historian).}

June 22

Friends of 40 years become new neighbours!

Spalding Town Husbands Almshouse Charity celebrated the opening of their new almshouses in Lincolnshire last week.

Association CEO Nick Phillips was delighted to be invited to the opening day where a special tea was laid on for residents, trustees and special guests to enjoy.

“We’ve only known each other for 40 years! ” said Maxine! It is lovely that we are neighbours in these new almshouses.”

The building of the new almshouses follows in the footsteps of centuries of local trustees who have been making provision for their needy fellow citizens from bequests from the Wills of departed Spalding residents over the past 450 years, starting with a legacy of land bequeathed by John Gamlyn in 1591.

John had been given £26 in 1588 for defending England against the Spanish Armada and he left land on the north side of Church Street to establish an almshouse.

Within twelve months the first almsperson was in residence and in 1623, the trustees of this almshouse, who were already administering funds provided by the Wills of John Harrox of Moulton in 1561 and Richard Kedby of Monks House in 1574 “for Poor Needy and Impotent Persons of Spalding and Cowbit”, built six more almshouses in Church Street which, with their successive replacements, were known as the Gamlyn Almshouses.

More almshouses continued to be built by successive trustees and with the help of the Gees Foundation, the legacy of Mary Gage and local commitment, the trustees of today are building new, beautiful almshouses throughout Spalding. In fact, the number of almshouses available to local people in housing need in Spalding has doubled over the last 20 years.

The full details on the almshouse legacies in Spalding can be found here. Their story is an inspiring tribute to philanthropy, legacy and local dedication.

Posted 28 Jun 22

[Top photo: Sir John Hayes MP, Maxine and Molly (residents), Nick Phillips The Almshouse Association CEO, , Robin Hancox Chairman of Spalding Town Husbands Almshouse Charity]