13 February 2025

St Georges’s Church, Modbury – Case Study

Case Studies, Who Are We?

Where: St Georges’s Church, Modbury

Location: Google Maps

The Works: Groundworks, heating, electrical, carpentry, decoration, various other works

DHCT Grant Awarded: 2021 – £5000 / 2023 – £5000

Total Project Fund: £434,257.25

Date of Grant Award: April 2024

Project Start: June 2023

Project End: Spring 2024

Website link

A report kindly provided by the St George’s Church team…

Executive Summary

The Amazing Spaces project posed significant challenges for a project team with no prior experience in major renovation work. The project, which had been in development for over five years, was significantly impacted by the COVID-19 pandemic and an extended faculty process. The protracted timeline, coupled with the subsequent surge in inflation and labour costs, as well as the waning availability of wider funding support for church buildings, resulted in substantial budgetary constraints.

The failure of the church heating system in 2020 provided a timely impetus to undertake the interior restoration and seek financial assistance. Fortunately, the expertise of the church architect, who had successfully completed several similar projects, proved invaluable. His guidance enabled the development of a comprehensive plan that would restore the church building’s potential and create a vibrant and welcoming hub for the growing community.

While initial costings revealed that the project was beyond the team’s initial budget, a unique approach was devised to reduce overheads, enhance flexibility, and generate sufficient savings to commence construction immediately after faculty approval in June 2023.

Work progressed swiftly with an excellent team of groundworkers who prepared the floors for the installation of insulation, screed and underfloor heating in August 2023. Concurrently, significant progress was made in the repair and redecoration of the walls and ceilings. Off-site, the modification of the pews and choirs stalls progressed steadily, and a new oak door frame was fabricated for the glass doors. The opportunity to undertake additional work and complete the majority of phase 2 postponed the completion by two months until early January. However, major challenges arose with the electrical contractor, resulting in numerous delays that extended the finish until April 2024 and increased budgetary pressures. Ultimately, these challenges were resolved in December 2024. Despite these setbacks, an innovative approach to the project, judicious budget management, and a proactive approach to self-help enabled the project to be completed within budget.

Overall, the project has been a resounding success, and the transformed building showcases the full potential of the architectural lines. Moreover, it has retained its unique character as a sacred sanctuary of tranquility and reflection. Its accessibility and inviting atmosphere are greatly appreciated by both the church and the broader community. The building is now regularly utilised for a diverse range of events and has proven to be highly adaptable.

However, this project transcended the physical transformation of the building. As a church that defies the national trend of declining congregations and boasts a healthy age distribution, we have actively engaged in community development. We have a strong Sunday congregation with exciting childrens’ groups headed by a children’s worker, dynamic home groups and a thriving Bible based toddler group. We have also forged strong partnerships with local organisations and initiatives, thereby attracting more visitors to our services and events. Through these efforts, we are actively restoring the church as the central hub of our community.

We are very grateful of the financial support we have received from a diverse array of organisations and charities. Without their invaluable assistance, the project would have remained an unattainable aspiration. While we were disappointed that some of the major charities were unable to provide their support, we have been astounded by the generosity of the smaller charities and the local community in their efforts to preserve the building and unlock the potential of this remarkable space. Photographs of the ongoing work are available on our website.

: Modbury Church, 2024: before the works

: Modbury Church, 2024: after the works

: Modbury Church, 2024: after the works

Background

St George’s is a welcoming church that plays an important role in a growing South Devon market town and large rural community. The iconic Grade 1 listed building standing high above the town has a rich historic beauty with a glorious, light interior containing a significant number of historical features showing how architecture has responded to the various social changes and trends in Christian worship over the centuries. Steeped in history, having witnessed medieval strife, the church survived the Civil War when 2 battles were fought in Modbury and Parliamentarian forces and their horses were billeted in the building. Galleries erected in 1716, for use by troops of cavalry stationed in Modbury throughout the Napoleonic Wars, were removed in 1848 when the church was last restored and reseated.

Unfortunately, after years of gradual decline, allowing water ingress to damage the fabric, the building was placed on the Heritage at Risk register in 2013. A huge local effort in funding a new roof saved the building structurally in 2017. The next step, to reorder and restore the interior of the building, started in 2018 and after public consultation, an internal reordering and restoration programme was developed.

As the largest building in the community and one of the largest in the South Hams area, capable of seating up to 400 people, the building has considerable potential for wider use. The introduction of efficient heating and lighting and the removal of the fixed seating would make it more welcoming and considerably increase its appeal. A long period of engagement, through consultation, workshops and targeted questionnaires, identified a shortage of event space in the town, particularly for large numbers, and highlighted a strong demand from all ages and backgrounds for a wide range of uses. Most importantly, there was a mandate for improved disabled access and improved kitchen and toilet facilities. The community involvement in concept and design transformed the plans and stimulated over 90% support for the project, highlighting a clear requirement for a large, flexible space for our thriving and rapidly growing town. It would be the biggest reordering of the building since 1848.

In widening the appeal of the building and increasing its use and footfall, it was hoped that we will generate more revenue to offset the increased operating costs and help to reduce the financial burden of maintaining a large, ancient building in future years; its splendid acoustics and natural light, make it a popular venue for concerts, recitals and exhibitions. One choir and orchestra that attracts renowned professional artists and fills the church, has also expressed a desire to make it their home base. There is also potential for long term partnerships with some organisations which will guarantee a steady income and may lead to further opportunities and improved sustainability.

Aim

The aim of the ‘Amazing Spaces’ project was clear: to restore the building, making it a warm, vibrant and welcoming part of the Modbury community that supports the growth of both the Church and the community and is able to respond to the challenges and needs of everyone.

Plan

The project was designed and managed by a small team guided by an award winning conservation architect with over 35 years practice in restoring church buildings and recent experience of a similar project. Through his expertise and guidance, the project has negotiated a long and difficult faculty process¹ in persuading conservation consultees to accept major change to a Grade 1 listed building.

Initial costings using major companies to complete the project proved to be unaffordable and so an alternative approach was considered using a professional consultant who had worked previously with the architect delivering major church projects and had access to proven and reliable contractors. Employed as the project Client Consultant to manage the tendering process to meet the budget restrictions, she became the principal contractor and project manager, coordinating all sub contractors to expedite the project, oversee the quality of their work and ensure adherence to CDM 2015 Health and Safety requirements. This led to considerable savings in the revised costings and a more flexible approach to tackle the unfunded aspects of the project in the second phase.

The faculty was submitted in May 22² with an anticipated start date of Oct 22. However, extensive, and sometimes erroneous discussions with professional bodies and subsequent reviews in the faculty process delayed Chancellor approval. It was also stipulated that English stone flooring had to be laid which added £20,000 to the budget. After many years in planning, the repeated delays in the faculty process had a significant impact on the project manager and contractors who had patiently been waiting to start the project for months and had to reorganise other contracts. It was also recognised that any further delays in starting the project would lead to revised quotes and delays until the winter. Therefore, while waiting for approval and to keep the project broadly on track and within the current budget, some of the smaller works were implemented under List B Faculty process that required only Diocese authorisation. Chancellor approval was eventually received on 30 May 23³. By this time, a significant proportion of the required funds (£293,000) had been raised, while continuing to seek financial support to make up the shortfall (£106,000) and still hoping to complete both phases of the project. Work started in June 23 with the removal of the pews and flooring in order to reduce costs and the contractors started in July 2023 with a planned completion date of 11 Nov for the first phase.

Owing to the delays and a restricted budget, a phased approach was adopted with the essential heating, restoration and access work completed in Phase 1 and the desirable facilities in a second phase, which was dependent on further fund raising. Phase 1 works were costed at just over £346,000 including VAT and the second phase that included kitchen installation, toilet refurbishment and storage was costed at £52,000 and would be included as funds become available. A potential additional cost of £25,000 to heat the transept had been identified but was subject to archaeological exploration and had not been approved by the Diocese. The cost of additional seating was covered by a separate local funding campaign, for which match funding of up to £20,000 was offered.

¹ Report on faculty process
² Faculty Submission
³ Faculty Approval

What Have We Done?

Our immediate goal was to replace the old blown-air heating system that had failed and provide suitable heating for the building and its users. After careful consideration of the options⁴, a gas fired, water-based underfloor heating system was installed in the void beneath the pews, choir stalls and west end floor.

In order to save money, the preparation of the building, which included the clearance of the pews and lifting of the floor, was carried out by volunteers and fortuitously coincided with a 4-day Time Team visit and assessment in mid June 2023. This attracted many people from the community keen to help with the project. It also generated considerable specialist interest in the building and its early Priory and enabled greater archaeological access; consequently, it has created a better understanding of the origins of what now appears to be a significant early Norman church rather than 14th century as originally thought. These findings will also increase the interest and appeal of the building, particularly with Time Team’s international web-based coverage.

The preparation for the heating involved removing the wooden platforms and rotten joists sitting above bare earth and installing a damp proof membrane, insulation, screed and kilometres of underfloor heating pipes before laying over 300 sq m of new English stone flooring in these areas. At the same time, investigative work, overseen by an archaeologist, was carried out on the transept floor to resolve historic damp issues and assess its suitability for underfloor heating. Unfortunately, the removal of the pew bases and works traffic destabilised the sub base for the aisles and the ancient stones had to be lifted and relaid as well, which put further pressure on the budget. However, this greatly improved the finished look and enabled a level floor to be created across the church.

In order to improve adaptability, the fixed seating was modified by reducing the number of pews, making the remaining mobile, by incorporating free standing feet, and introducing additional oak chairs. The choirs stalls were also retained, restored and redesigned to make them mobile. This enables a wide range of layouts for the building from a clear floor space for exhibitions and events through to seating for up to 400 people for concerts or services.

A range of works to improve access and use of the building were implemented, starting at the entrance. As the first point of contact with the church, the porch has considerable significance as a welcoming space to draw people into the building. The porch with failed plaster and poor lighting was unwelcoming and the large step down into the church restricted access for pushchairs and those with mobility issues. Therefore the threshold step into the church was repositioned and the porch floor was relaid with a gentle incline from the outer doors so as to create a new level threshold at the inner doors. The old pine, inner doors were replaced with glass doors enabling light to flood into the church. New LED lighting with PIR motion sensors was installed in the porch and the walls were replastered and redecorated.

Inside the church, the damaged walls and ceilings were repaired and rendered where necessary All the walls and ceilings were redecorated with a clay based paint. The dated electrical circuits, were rewired with new floor sockets positioned at the base of the pillars along with AV connections. At high level, a reliable, energy efficient lighting system was installed to deliver good levels of lighting throughout the church, as well as highlighting architectural features and providing specialist lighting for concerts and other events.

The removal of the pews and pew bases highlighted the stunning architecture of the building with the tall, slender Norman columns that had been truncated by the pews. It also allowed the light to flood into the centre of the building, creating a much brighter environment. Investigative work in the transept highlighted that the Victorian reordering in the 1840s had been thorough and there were no relics or burials in the immediate sub floor. This was confirmed by Time Team, who were able to carry out a ground penetrating radar survey of the transept and establish that any remains and tombs were at a much lower level. Therefore, following a further Faculty submission and approval , most of the transept and chancel aisle was lifted for the installation⁵ of insulation and underfloor heating; fortunately, the floor slabs were relaid which limited additional expenditure. This additional work, the relaying of the aisles and a slower than anticipated drying time for the screed delayed the completion date to early December 2023.

During the excavation of the chancel aisle, a piece of medieval tile was unearthed showing the wings of a griffon. Tiles of this design are usually found in major churches and rarely in rural churches, so is thought to show the significance of the church and the town in medieval times. The tile has been incorporated into a graphic of a griffon and placed into the floor under glass, close to where it was found.

Following careful management of the budget and further local fund raising, sufficient funds were available to install a new kitchen and a wide range of appliances were also acquired following a generous donation. Faculty restrictions directed that the kitchen should not look like a kitchen and so the frontal incorporated previous pew backs, painted to match the organ pipe colour, the sinks had removable counter tops and the taps were retractable and hidden.

The electrical work on the church was beset with problems. Unfortunately, due to the delays in the faculty process, the preferred electrical contractors were unable to take on the work and so, after a due diligence, a local company was appointed. After initial decommissioning work, the company was affected by long term sickness which created delays and eventually led to a sister company taking on the work. Although a revised schedule was agreed, it quickly became apparent that, despite many reassurances, poor management and shortage of manpower would lead to further delays, impacting other trades and leaving the church without heating or lighting during the winter months. Power was eventually restored just before Christmas, heating in mid January and basic lighting in late February 2024. The full lighting system was completed in April but a number of issues with the lights and accounting still have yet to be resolved.

Owing to budget limitations there were a number of small jobs that still need to be completed, notably the replacement of the toilet flooring and the creation of a storage area for chairs and tables. In November 2024 the toilet floor was replaced and part of a recent legacy is being used to create the storage area and is likely to be in place by Easter 2025.

A soft opening of the church in late January 2024 enabled services to be held using limited lighting and restricted kitchen facilities. A full opening for the town with a deputy Lord Lieutenant and other VIPS in attendance was held on Palm Sunday on 24 March 2024. Immediately the building was used for numerous church events ranging from regular services to a wedding, school Easter service, funeral and wake, and a memorial service. It was also quickly re-roled for multiple secular events providing cream teas, an international fund raiser, concert venue and a counselling service location. It has proved particularly popular as a music venue with 5 different choral groups giving performances, one with a large choir and orchestra and an audience over 200 people.

⁴ Heating Options Study
⁵ Faculty Approval

: Removal of pew bases at Modbury Church

: Floor insulation at Modbury Church

: Installation of insulation & membrane

: Installation of under floor heating at Modbury Church

: Protecting the Font at Modbury Church

: Screeding the floor at Modbury Church

: Floor restoration at Modbury Church

: Relaid porch floor with gentle incline at Modbury Church

: Modbury Church, new glass doors

: Protecting a segment of a Medieval tile at Modbury Church

: Kitchen including frontal using pew at Modbury Church

: Hidden sinks and taps at Modbury Church

Outcome

Memories of a cold damp church where the temperature hovered around 5C on a winter’s day with 80% humidity and small puddles on the floor are starting to fade in the mists of time. Now the church is dry with with the historic fabric restored and a temperature in the high teens accompanied by humidity around 57%. Not surprisingly, the initial reaction of most people on entering the church is ‘wow, what a change’; fortunately, it is a positive reaction with comments such as:

it seems so much bigger, brighter and welcoming

you can now see the beauty of the architecture

it is a lovely blend of the old and the new creating a special place

it is an inspirational restoration

it really is an amazing space

Most importantly, the church looks cared for as the work has restored the interior to its former glory with an effective heating system and without the distractions of mould, fallen ceilings and damp. The remodelling of the porch with a sloping floor makes access easier and the view through the glass doors draws people into the church; the doors also flood the west end with natural light creating a brighter and more welcoming space.

The rearrangement of the pews has made a significant difference to the feel of the building. Whereas the former structure of dark pews on raised bases hid the lower half of the Norman columns, creating a ‘chunky’ look, the introduction of chairs allows views of the whole column, creating a more slender look and taller impression and allows more light into the centre of the church. The pews that were retained and made mobile are now positioned in the outer aisles but can be angled in towards the centre of the church, improving sight lines and creating a more inclusive feel during services. The retention of the pews and the history associated with them has been particularly popular with some of the older members of the community.

The remodelling of the interior has not only been very successful visually but also practically in enabling the building to be transformed for a wide range of events. The versatile seating has enabled different layouts for services, allowing a more informal and engaging set up for all age services with children through to the typical structured church layout. This flexibility has also proved very beneficial and very popular for a range of entertainment events, drawing further praise for the improvements to the building and encouraging greater use. The increase in use and footfall has been sustained throughout 2024 by the positive response from the wider community and increased attendance at Christmas events, particularly the new venture of an Advent Market.

The project outcome stated that success would be initially measured ‘by the restoration of the building to its former glory and the increase in use and revenue’. However, it was felt that the true measure will be ‘the atmosphere and hospitality created with the range and variety of events and the appeal to the different parts of society, particularly the new members of the community and those looking for a safe and welcoming space’. After 12 months of operation, there is a very positive feeling about the project and it is clear from the feedback that many elements have been achieved. However, it is too early to confirm if the wider use and increase in income is permanent and sustainable.

Financial Synopsis

The estimated cost at the start of work in June 2023 was £398,000 with Phase 1 works costed at just over £346,000 including VAT and the second phase at £52,000. The professional fees were calculated at £47,250 and VAT was estimated at 20% but it was anticipated that a large proportion of the tax would be recovered under the Listed Places of Worship Scheme. A potential additional cost of £25,000 to install heating in the transept had been identified and the cost of additional seating was ring fenced at £30,000 including unrecoverable VAT. Therefore, the total cost for the complete project was estimated at £453,000, which included 20% VAT and a 10% contingency. A full financial report on the project has been completed⁶.

As with most building projects, further work became apparent as work progressed: the 3 aisles became unstable and needed relaying and grouting (£7,000), hire of equipment (£6,000), additional plaster work (£1,300). The electrical fit required additional wiring and lighting (£7,000) and the choir stalls took more man-hours to restore than expected (£2,500). This placed further pressure on the budget but a number of savings were made by replacing the proposed timber wainscot with lime plaster(£2,500), selling the floorboards (£2,000) and donations for some of the spare pews (£3,000).

In preparation for the project the church had raised £119.654 and made 40 grant funding applications. 11 were successful in raising £127,000, which consisted of grants ranging from £1k to £50,000. A further £75,000 including gift aid, was raised in personal donations, including one from USA as the Stetson hat family originated in the town. As a result, £293,000 had been raised by June 2023 through local fund raising (over 50% raised locally),endowment from Eton College and the generosity of grant providers. By September 23 that figure had increased to £335,000. A bequest fund of £14,965 was used towards the costs of the replacement inner porch doors and A number of fund raising events in the latter part of the year raised a further £6,000. A 0% ,short term loan of £15,000 was arranged with the Diocese to help with the cash flow during the recovery of VAT. However, cash flow did not become an issue as only 5% VAT was charged for most of the work and the LPWS scheme was very efficient in refunding £22,851.11 VAT. The total receipts during the project was £434,257.25.

The initial shortfall in funds required careful task management and budget scrutiny to ensure best value for money throughout the project, particularly when additional work was commissioned. We were fortunate to have an extremely capable and diligent book keeper to monitor the accuracy of the invoices and the expenditure of funds. As a result of her diligence, which highlighted numerous errors in invoices, all of Phase 1 and most of Phase 2 was completed by spring 2024, leaving only the toilet floor and storage wall to be completed as further funds became available. Issues with the electrical contract and their accounting led to a protracted legal process that was eventually settled in Dec 2024. One invoice for Health and Safety Consultancy (£4,500) remains outstanding, so the total spend including VAT will be £429,189.28. Any remaining funds will be used to build storage facilities.

⁶ Amazing Spaces Project Financial Report