Project to convert cottages set to start in 2020 celebrates completion in 2024
The United Charities of Romaldkirk received a £60,000 loan from The Almshouse Association’s rolling fund to support the remodelling of three one-bedroom cottages into two two-bedroom cottages.
History
The Charity, originally known as Romaldkirk Almshouse Foundation was founded in about 1670 by William Hutchinson. In archives the Charity came across this entry:
“MEN & AFFAIRS
HE-FOUNDED ROMALDKIRK ALMSHOUSES AND BOWES GRAMMAR SCHOOL
Visitors to Teesdale must have noticed the sheltered little cottages lying on the outskirts of Romaldkirk village, known as the Almshouses. Their history is barely known. Their founder was William Hutchinson of Delroo who lived for a time at the village of Cragg near Barnard Castle. During the 17th Century, early in life he migrated to London where he acquired considerable wealth. His thoughts however must have clung to Teesdale for not only did he found the Almshouses at Romaldkirk but also a Grammar School at Bowes.
In memory of his preservation from drowning in fording Deepdale Beck between Cragg and Nab Farm a stone bridge was put up at that place. In the western parapet of the bridge there is the following inscription:
“William Hutchinson of Delroo Esquire whose great Charity was most exemplary in all respects. So likewise, in the building of this bridge, the place of his happy nativity which was built in August 1699”.
The Almshouses continue to occupy the original site at Romaldkirk and are known as Hutchinson Terrace. An inscription set into the cottages gives a date of 1671 with them being rebuilt in 1829. It is understood that originally the cottages consisted of six cottages and there is evidence of this within their layout. Until the most recent re-modelling the cottages had many years ago been re-modelled to provide three, one-bedroom cottages.
Background
The cottages needed upgrading to conform with modern day standards and a scheme of works has been undertaken to do this. The building is a Grade II listed building and sits on a small embankment facing south. They are stone built with a Westmoreland Green slate roof. The properties had single-glazed out of character casement windows, no thermal insulation, they suffered with dampness, the drainage required upgrading; the bathroms and kitchens required modernising. The roof required to be replaced.
Planning, Funding, Overcoming Challenges
Carolyn Milburn FRICS, the Agent for the Charity gave advice to the Charity on seeking grant funding from Homes England and on what would be required for a remodelling and refurbishment programme to go ahead.
Carolyn recommended to the trustees that it could be more sensible to convert the three one-bedroom cottages into two, two-bedroom cottages. As the Charity is open to local families, couples and single people who are in need, hardship or distress, it was considered that making available two-bedroom cottages could widen the scope for offering the houses to beneficiaries in the future.
Listed Building Consent was required for this plan and the services of Simon Potter RIBA of John Potter Architect Limited were engaged to design a solution for the remodelling. Once Listed Building Consent was obtained, the Architect estimated the cost of building work and Carolyn, with the assistance of the Almshouse Consortium Limited, put forward a grant application to Homes England.
The grant aid was successful but unfortunately before the works could go out to tender, Covid came along in 2020. This delayed progress for a tender exercise and by the time the works were put out to tender, the cost of materials and labour had increased exorbitantly.
The project, albeit with the opportunity of the Homes England grant funding, became out of reach.
The Charity owned an additional property; the former school building in Romaldkirk. This building had been vacant for many years and prior to 2020, planning permission and listed building consent had been obtained to convert this building into two new almshouses to add to the Charity’s almshouse portfolio. Despite a grant having been obtained through Homes England; because this development required the Charity to become a Registered Provider, and again along with the massive increase in building costs post 2020, the Charity took the decision, reluctantly, not to proceed with this plan. Instead, this building was sold at auction and the proceeds of sale utilised to proceed with the Hutchinson Terrace project.
As the Homes England grant programme was about to end and a ‘start on site’ date was not feasibly going to occur within that programme, the Charity reapplied for a grant from Homes England and this time were successful in achieving a higher grant award for the Hutchinson Terrace project. This, together with the loan from The Almshouse Association was most helpful given the increased costs in building materials.
Completion
The building work commenced in Spring 2023 and has now been completed. The properties are looking extremely smart and modern but still retain their character. All concerned, trustees, Architect, Agent for the Charity, and the Contractors are extremely proud of the result.
Many thanks to Carolyn Milburn FRICS, Partner – Rural Professional for and on behalf of George F. White LLP for providing us with this case study.
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 December 2024