The Trustees believe it is very important that everything possible is done to protect this valuable and attractive piece of village heritage. The object of the Trust is to provide good quality affordable accommodation for local elderly people and so contribute to the sustainability of Marshfield as a rural community. This building needs upgrading to modern standards so that it can continue to provide affordable accommodation for local people.
Currently, the remaining houses have poor insulation values and use of a central heating system precludes resident choice and can lead to higher heating bills. Inevitably, when improvements are done, they must be undertaken to current Building Regulation standards, which may require additional works.
The following works are required to comply with current standards and expectations:-
| Replacement of the flat roofs to the rear, including improved insulation levels | Last major repair in 1975 |
| New windows and back doors | Last replaced in 1975 |
| New kitchens and bathrooms | Last replaced in 1975 |
| New central heating boilers | Communal system installed in 1975 |
| Provision of first floor WCs | New facility - winding staircase from first floor bedroom to WC is difficult, particularly night visits for elderly residents |
| Extension of common room and conservatory | New facility - to improve the sense of community within the Almshouses and to increase the living space by provision of an additional sitting area. |
| Rewiring | Last undertaken in 1960s |
Alongside these changes is a firm steer from Government that elderly people should be encouraged to stay in their own homes as long as possible, with appropriate support. The project gives the Trust an opportunity to look afresh at its current provision and to create a community that is both appropriate to the current needs and aspirations of the Trust and its Clients and is responsive to future changes.
Architects, Wrigley Associates, have been appointed with specific knowledge of working with Listed Buildings. After discussion with the Planning and Conservation Officers of South Gloucestershire Council, Planning and Listed Building consents have now been granted.
The cost of these works has been estimated at £561,000 at today's prices including VAT and fees. With the limited reserves currently held by the Trust, this is simply not affordable at the present time. Other sources of funding include:-
Social Housing Grant
The Trust received notification in April 2006 of a grant for £104,000 for the first half of the work (Phases 1 & 2). The local authority supported our bid to the Housing Corporation on the understanding that the type of potential resident was widened. The Trust will have to bid against other Housing Associations for a similar grant for Phases 3 & 4 and the next bid round is in 2007 for the year 2008/09. There are no guarantees that a bid will be successful. However, the fact that the Trust will have completed four properties, already owns the buildings and is in receipt of planning permission and Listed Building consent, will make the project for the remaining four properties deliverable. Splitting the grant requirement over a number of years will be attractive and is likely to be more successful. It should be recognised that the Trust will not be creating additional units and support from the Local Authority will therefore be at a lower priority than for new-build schemes.
Mortgage
The rents charged are being restructured in line with Housing Corporation guidelines and will eventually result in an improved cash flow for the Trust. This will provide long-term sustainability for the charity and enable a mortgage to be charged against the property and provide much needed funding for the refurbishment. However, it is unlikely that the properties will be attractive to potential residents at a higher rent before these refurbishments have been completed. Consequently, the revenue available limits the maximum affordable mortgage to around £55,000 only when the refurbishment has been completed.
Fundraising
The difference between total costs and the sums that may be available through mortgage and grant funding at today's values amounts to around £226,000. This sum will take some considerable time to accrue, by which time costs will have increased.
Phasing
Consequently the Trustees have decided to phase the works over a period of years.
|
Phase One
2006 |
Phase Two
2006/2007 |
Phase Three
2007 |
Phase Four
2008 |
Phase Five
2009/2010 |
Total
|
|
| Construction cost |
94,127
|
101,548
|
101,545
|
106,035
|
72,838
|
476,096
|
| Electrical Cabling |
|
|
23,028
|
|
|
23,028
|
| VAT |
3,067
|
3,067
|
7,097
|
3,067
|
12,900
|
29,198
|
| Fees at Housing Corp recommended rate |
24,299
|
24,982
|
24,982
|
26,023
|
24,131
|
124,417
|
| Total |
£ 121,493
|
£ 129,597
|
£ 156,656
|
£ 135,125
|
£ 109,869
|
£ 652,739
|
|
Phase One
2006 |
Phase Two
2006/2007 |
Phase Three
2007 |
Phase Four
2008 |
Phase Five
2009/2010 |
Total
|
|
| Local fundraising Completed |
14,917
|
44,446
|
31,643
|
0
|
0
|
91,006
|
| Local fundraising to be undertaken |
0
|
0
|
0
|
7,701
|
24,869
|
32,570
|
| Reserves |
52,000
|
0
|
6,000
|
0
|
0
|
58,000
|
| Operatibg surpluses |
0
|
0
|
14,456
|
0
|
0
|
14,456
|
| Grant from Trusts |
0
|
0
|
0
|
21,467
|
40,000
|
61,467
|
| Grant from Trusts completed/td> |
0
|
35,150
|
70,000
|
0
|
0
|
105,576
|
| Special Housing grant |
0
|
0
|
0
|
95,424
|
0
|
95,424
|
| Social Housing Grant completed |
54,576
|
50,000
|
0
|
0
|
0
|
104,576
|
| NAA Loan |
0
|
0
|
34,467
|
10,533
|
0
|
45,000
|
| Mortgage |
0
|
0
|
0
|
0
|
0
|
45,000
|
| Total |
£121,493
|
£129,596
|
£156,656
|
£135,125
|
£109,869
|
£652,739
|
| Confirmed Income |
121,493
|
129,956
|
122,189
|
0
|
0
|
373,278
|
| Projected Income |
0
|
0
|
34,467
|
105,957
|
45,000
|
185,424
|
| Funds Required |
0
|
0
|
0
|
29,168
|
64,869
|
94,037
|
The sole remaining activity of Marshfield Consolidated Charities is the administration and management of the Crispe Almshouses.
Page updated 25th June 2007.