Bringing a 17th Century almshouse into the 21st Century

A mission to bring a 17th Century ‘Hospital’ in Ufford, Suffolk, into the 21st Century

– Refurbishment of the Ufford Almshouses – Mid-Project Case Study

In 2023, Ufford Almshouses received a £75,000 loan from the Association towards the extension and refurbishment of their two almshouses.

The charity clerk, Judi Hallett has been keeping the Association well informed of how the loan is being spent and shares this update as they reach the half way point:

The History

The Ufford Almshouses were originally called Woods Hospital. They were bequeathed to the Parish of Ufford in 1690, in the Will of Thomas Wood, Bishop of Lichfield.

Originally a hospital for the poor of Ufford, they were altered substantially in 1959 when they were converted into two dwellings. The most memorable features of these Grade II listed almshouses are the curved brick Dutch gables at each end. These incorporate huge chimney stacks and there is a similarly detailed stack along the ridge.

The properties were modernised in 1990 and in 2021, the trustees made the decision to bring the properties up to modern living standards.

The Project

The Current Properties
The current properties (2 and 2A Church Lane, Ufford) have 2 bedrooms, both upstairs, a small kitchen and a narrow downstairs cloakroom. The stairs split halfway to lead to each bedroom. The upstairs bathrooms have a bath but no shower.  

The Refurbishment
The refurbishment will see a single storey extension to the rear incorporating:

• a new reception room
• the current living room will become a much larger kitchen/diner
• the present kitchen and cloakroom will be knocked together to form a level bathroom with walk-in shower
• the upstairs bathrooms will be refurbished
• upgraded heating will allow underfloor heating downstairs and modern radiators upstairs
• the roof will be completely stripped, new insulation fitted, and all tiles replaced. All windows will be either replaced or refurbished and all flooring will be renewed.

Half way point of project

The trustees are approximately halfway through the project:

• the extensions to both properties are complete, with the extension for 2A being watertight
• the roof is 100% complete with new insulation and tiles
• 2A has been completely gutted, with walls moved, new electrics fitted, all plumbing for the new bathrooms in place and the new boiler fitted. The kitchen is part installed and plastering starts this week in the extension. 2A is due to be completed in January 2024 when the current resident of 2 will move across to it, whilst her property is refurbished.

More pictures of the refurbishment can be found at: Pictures (suffolk.cloud)

Challenges

To date, the following challenges have been faced:

• Bats – Ufford is a very rural village and home to many bats. Before the work could start specialist Bat Surveyors had to be engaged to ensure there were no bats roosting in the roof. Luckily, there were not but the trustees have decided they will put up bat nesting boxes when the project is finished.

• Funding – The lead in time to get all the funding in place for the project was significant, around 18 months. The Charity joined the Almshouse Consortium Ltd who were able to provide the expertise needed to secure a grant from Homes England. It also took several months to receive approval from the Charity Commission to use up to £175,000 of the Charities’ endowment funds.

• Extent of the refurbishment – There was debate about the extent of the scheme once the estimates had been obtained, in what was a period of significant increase in construction costs. The trustees decided that a lesser refurbishment would not provide the living space necessary for modern living for more elderly people, some of whom may have mobility issues.

How were the existing residents affected?

This whole project was initiated following the death of one of their long-term residents who had lived in 2A for 20 years and the property was in desperate need of refurbishment. This vacancy has allowed them to refurbish one property and then move their other resident, Mrs C, into the refurbished side, whilst her property is updated.

Although the move was just next door, Mrs C is in her late 80s and the thought of the moving and disruption understandably concerned her family. Offers of local rehousing for 2-3 months were made available at the outset and the option was kept available should Mrs C find the disruption too great. Mrs C made the decision to stay in the house next door and is really looking forward to her new downstairs bathroom, as she can now no longer use the stairs.

The building company chosen were local and all tradesmen have been very thoughtful and understanding; this was one of the considerations, together with cost, for them to be awarded the contract.

How was the project funded?

• The majority of the funding has come from the Charity’s endowments and Extraordinary Repair Fund
• The Almshouse Association reviewed the project in detail and held an onsite meeting with 2 of the trustees before awarding the Charity a loan of £75,000. This is to be paid back over a 10-year period, starting in 2024.
• The trustees were also able to secure a grant from Homes England. In order to secure this grant they worked with Saffer Cooper and became members of the Almshouse Consortium Ltd (ACL). The grant is for approximately one third of the total cost of the project, but it is not paid until completion, so they have had to use more of the Charity’s endowments than originally planned, with a view to repaying these once the Homes England grant is received.

What will the benefits be of this project?

Once complete, the Ufford Almshouses will be fit for living in the 21st Century. They will be accessible and will allow for ground floor living, if required. They will have modern heating and they will be fit for purpose for at least another 30 years.

What happens next?

The project is halfway through; the first task is to complete 2A, and then move Mrs C into that property in order to refurbish the other property. Mrs C will have the option of remaining in 2A or returning to 2, her original dwelling. Either way, when the refurbishment is complete two local residents, with limited financial resources, will have warm and comfortable homes to live in.

What one piece of advice would we pass on to others?

Allocate a sub-group of trustees who can manage the project detail with the architect and the builder with regular (monthly) site meetings and controls to validate the interim project valuations.

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