Case Study: The Charity of Thomas Amphlett, The Farthinghoe Almshouses

The Charity of Thomas Amphlett was provided with a loan from The Almshouse Association for £25,000 at the beginning of 2023 to update and install a new bathroom in each of their three almshouses and to externally insulate the three bathrooms and flat roofs.

The Board has kindly put together a report as they reach the half way point of the project with the bathrooms complete and the insulation work planned for 2024.

History of the Charity

The original foundation goes back to 1830 when Reverend Francis Litchfield agreed with Thomas Amphlett to set aside land in Farthinghoe, Northamptonshire for the building of three houses for the poor aged 60 and over, resident in Farthinghoe.  The houses were built in 1837 and the Churchwardens of the parish of Farthinghoe confirmed as legal trustees by the Charity Commission in 1881.  The Charity Scheme was amended in 2007 to enable younger residents in the parish of Farthinghoe or the surrounding area at the time of appointment to be considered, with the permission of the trustees.

Unfortunately over the years the almshouses had fallen into disrepair.  With the input of two new trustees, including the writer, in 2003/2004, it was evident that extreme measures needed to be put into place to secure the future of the almshouses.  Previous discussions and meetings had considered merging with another almshouse charity, or at worst the possibility of a Closure Order. The trustees were faced with a cottage which had been empty for some five years, two occupied, but with one resident refusing to pay weekly maintenance contributions due to the extent of outstanding work to be carried out.  It was interesting to read notes of the Minutes in 2005 that the charity was at that time unable to service a loan from The Almshouse Association.  However, now determined to save and refurbish the property the new trustees investigated raising the necessary funds.

Raising funds for renovations

With the help of Trevor Hargreaves from The Almshouse Association we were recommended for a grant from the Oliver Borthwick Trust which resulted in a grant of £5,000 in July 2006.  From this pivotal donation others followed including £6,000 from South Northamptonshire Council towards the damp-proofing and £7,500 and £3,500 from a very generous anonymous donor.  The Farthinghoe Parish Council and the local allotments also contributed.  Richard Marriot from the Oliver Borthwick Trust had visited No 3 Almshouse on 5 February 2007 and would report back on how their grant would be spent.  I know they would be very pleased to know that their grant to the charity helped to form the almshouses into the comfortable homes they are now with very happy residents.

In 2007 the trustees were able to begin the extensive refurbishment of the Farthinghoe Almshouses.

Over the last sixteen years the trustees are pleased to report that the one-bedroom terraced houses with gardens have had the following work carried out.

  • Damp-proofed with outside remedial work
  • Replacement double glazed porches/new double-glazed windows and doors/security locks
  • Updated rewiring and plumbing
  • New kitchens, carpets and decoration
  • New felt roofs to bathroom extensions
  • Updating heating (night storage units)
  • Boundary fencing and extensive work to gardens

Due to these improvements it had been possible for trustees to contact The Fair Rent Department and implement a higher Fair Rent giving trustees the necessary means to implement maintenance provisions and reserve funds for the future.

By 2022, the trustees had followed up with further improvements:

  • Exterior replacement underground pipework which had perished with three separate stop cocks and water meters and modern pressurised water systems.
  • A new slate roof with Velux skylights. 

£25,000 Loan from The Almshouse Association for three new bathrooms and insulation

Would the trustees be able to replace the bathrooms housed in single storey extensions built in 1966?  Yes! With a loan of £25,000 arranged between The Almshouse Association and The Charity of Thomas Amphlett.  The trustees had originally approached the Association for a grant but were delighted to be offered this loan which will enable three new much needed bathrooms to be installed in the cottages.

Additional funds from other organisations were now not needed.  Had the trustees not been the recipients of this loan, the bathrooms would probably have been carried out one by one. Once the paperwork for the loan was completed in May 2023 the task began of finding suitable contractors to carry out this integral work.

Before the project began

The trustees were keen to upgrade all the sanitary ware, add extractor fans and replace the baths with modern wall mounted showers and bar mixer systems, which would be easier, safer and more economical for the residents to use.

Before work begins

Having gained quotes from three local plumbers in 2022 the trustees decided to accept that of Town & Country Plumbing & Heating who were reasonably priced and had the additional bonus of a full team of tradesmen to call upon so that they would be able to complete each bathroom quickly and efficiently.

Two trustees visited the plumbing supplier’s showroom (Banbury Heating & Plumbing) to choose flooring, tiles, sanitary ware, shower systems and taps.  Only two changes were made being the colour of the flooring and the basin taps.

The project begins

Work commenced on 10 July and all three bathrooms were completed by 11 August, with just one more day of work on 18 September, being the final making-good and decoration.  There was some miscommunication at times with Town & Country, but it resulted in an aesthetically pleasing design and the trustees appreciated their pragmatic approach.  We would recommend Town & Country Plumbing & Heating Ltd (Banbury) for the quality of their workmanship and keeping to their quotation.  Their plumber was also very sensitive to the needs of the residents.

During

There was obviously disruption for the residents but this was kept to the minimum possible and the plumbers ensured there was always a working toilet and water supply to the kitchen sink.  They all coped very well with the disturbance and some were able to visit nearby relatives for baths/showers when necessary.  Hopefully all this is a distant memory now as all three are delighted with their new bathrooms.  Placing the shower control unit within easy reach when entering the shower was much appreciated.  One resident has had a recent hip replacement operation and being able to shower as opposed to bathe is a blessing.   Two of our residents wanted to contribute to a radio show they were listening to by recommending the Town & Country employees live on air!

Lessons learnt and helpful tips

During the work one or two trustees attended at the almshouses every day to be on hand for any questions from the residents and plumbers.  In hindsight we would like have been on site when deliveries were unpacked to check that they were correct.  An example of this was the colour of the bathroom flooring; the same colour had been ordered for all three, but ended up being fitted with different colours to each bathroom.  The trustees accepted this and now consider them to be more  individual for the residents. We therefore recommend some “give and take” with any almshouse project.

Part of the loan is to be used to insulate the single-storey bathrooms.  The unexpected discovery of a cavity in the exterior walls, whilst drilling for the new extractor fans, may mean a different approach to the type of insulation and possible replacement double glazing.  Having received further advice and quotes, the trustees will decide on the best way forward to get the work completed in the near future and inform the Association of their decision.  Any work on the roofs may have to wait until it stops raining!

finished bathrooms

My parting advice to other almshouse charities is to know where the mains stop cock is before starting any projects!

At the beginning of the first project in 2007, when an internal leak occurred, no one knew where the stop cock was, not even the Water Board!  It was eventually found by a visit from the Water Board and now the cottages also have individual stop taps.

We are very pleased with the result of our project and I would particularly like to mention fellow trustee Merry Wadlow who played a major part in it’s success. We wish other almshouse charities good fortune with their proposed plans.

We would like to thank The Almshouse Association for their generosity and kindness in choosing our charity to be the recipient of their loan and for their trust in us.  It is very much appreciated.  I would also like to thank Fenella Hall, the Loans and Grants Administrator, without whose help I would have been lost at times.  Her endless patience, knowledge and friendly manner made the whole project more simple than it at first appeared.  After a conversation with Fenella everything was alright!

Written by: Mrs Jenny Forbes (Chairman), Trustees, Mrs Merry Wadlow, Mr Victor Tolchard, Mr Andrew Bowyer, 2 January 2024

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.

posted 22 February 2024