After almost two centuries hosting those in need, a collection of one-bedroom almshouses in south London have been given a major overhaul and placed on the market for private sale.
The 16 Grade II-listed properties, built in 1826 for the Merchant Taylors' Company, sit around a large communal garden on leafy Brandram Road near Blackheath.
While the livery company initially provided almshouses for tailors that fell on hard times, in recent years these homes were allocated to applicants above 57 years of age in housing need but able to live independently and pay sub-market rates from benefits.
However, these residents were moved out in 2019 after a deal was struck that saw developer Vfund acquire the Brandram Road properties and other areas of the site on a long lease.
Their new home? A new-build apartment block nearby that was funded partly by private sale of every other flat and partly from the Vfund agreement.
Attention to detail
Despite the sale of the 19th century homes, Merchant Taylors’ Company clerk John Clink insists the organisation is “very much still in the business of helping people get a roof over their heads”.
“For years people have said the Brandram Road almshouses looked fabulous but were not suitable for elderly people in the 21st century,” he stresses. “They had narrow, steep staircases, were hard to keep warm, they shared front doors.
“Christopher Boones Court has 35 almshouses that work better.”
Although conceding that not everyone was ecstatic about the move from the outset, Clink says immense care was taken to involve residents at every stage.
“People are always apprehensive about change,” he says. “We were very careful to show them their new accommodation in detail; there was lots of discussion and consultation.”
“We have to be respectful with the elderly and their views,” adds Clink. “We took photos of how everything was laid out in their rooms and replicated it as best we could in the new places. Everyone was moved in one day so the photo on the chest of drawers in their bedroom was in the same place that evening.
“We are really proud of that and of the way we minimised disruption.”
No formal protest or refusal to move was ever made, according to Clink, who insists resident feedback suggests no-one is desperate to move back — although he adds that survey responses must stay confidential.
Immediate potential
Now known as Alms Gate, the Brandram Road development is being marketed by Kingsbury Stone and Hamptons, with prices on the one-bed 'urban cottages' starting at £420,000.
Adam Shafron, director at Vfund, says a number of factors came together to allow the "unique" initiative to take place, starting with the nature of the existing buildings.
"We had never come across a one-bed house before," he says. "But it was expensive for Merchant Taylors' Company to own and operate them as almshouses; the property was run down.
"The site also has level changes that make it unsuitable for elderly residents. Narrow staircases make it impossible to put in stairlifts; there are steps into properties and narrow spaces; and no chance to extend due to the listed status."
Yet Shafron says that despite all its constraints, he immediately recognised the potential of the Brandram Road plot, which also now contains a number of two and three-bed homes.
"It is hard to explain but the first time we walked into this site, it felt truly special. It gives you a fuzzy feeling and it was all about working with that history and charm and adding contemporary twists."
Redeveloping the cottages took three years and some painstaking attention to detail given the heritage protection on the buildings.
"We took out the mortar and cleaned each brick thoroughly before replacing it," says Shafron.
"Internally because of the listing we couldn't carry out any structural works. We retiled fireplaces, uncovered hidden panelling, put in new kitchens and bathrooms as well as new electrics, plumbing, flooring and appliances."
Pets in paradise
Four in five buyers have taken up residence on the site themselves, he estimates, with other interest coming from investors who see the potential of the efficient yet charming homes given London's overheated rental market.
"We have secured an EPC C rating, a bit of a surprise given the age of the property," says Shafron. "But there is a real sense of community when you visit the site.
"These are one-bedroom properties but people have two storeys, private courtyards, individual front doors and large communal gardens as well as heritage and charm. You see a lot of cats that people might not have been able to keep in a flat."
Clink is pleased with the results achieved by Vfund.
“When we go down to Lewisham it is good to see the old buildings being used in such a challenging housing situation."
He is not sure the project could be easily replicated elsewhere, however.
"The whole arrangement was very specific to this site. The challenge is that you have to have somewhere else to site the displaced residents."
Planning plea
Almshouse Association chief executive Nick Phillips also backs the Lewisham initiative.
"The charity put the wellbeing of residents first," he says. It was unable to work within building control to get the properties as it needed them so it built new almshouses."
But Phillips calls for national policy change to allow more almshouses to be modified for modern use.
"There is a huge challenge as these are the most beautiful and historic buildings in many villages, towns and cities," Phillips says.
"I would like to see more flexibility in the planning regime. Much of the value of historic buildings is in continuing to perform their historic function."
