75th Anniversary - Members stories | The Almshouse Association

Festive gifting at Cirencester almshouses as Chairman joins Christmas lunch

The Chairman of The Almshouse Association, Willie Hartley Russell, was thrilled to receive an invite to the joint Christmas lunch for St Lawrence’s Hospital and St John’s Hospital almshouses in Cirencester yesterday.

The event was organised by the clerk to both charities, Mrs Jane Winstanley, and brought residents together to celebrate the festive season.

During the lunch, Willie Hartley Russell presented two Almshouse Association Christmas Fund gift tokens to residents Mrs Jean Archer and Mrs Gill Weedon. These gifts are given each year to almshouse residents (of member charities) aged over 90 and are funded through an invested legacy gift left to The Almshouse Association by Major Allnatt, a successful businessman and philanthropist. Seventy years later, his generous bequest continues to provide Christmas gifts to older almshouse residents every year.

Both recipients were delighted to receive their gifts and kindly posed for a photograph during the celebrations.

The Almshouse Association would like to take this opportunity to wish all almshouse residents a very Merry Christmas and a warm, safe and peaceful New Year.

posted 18 December 2025

Preserving heritage, creating homes: The St Johns’ House story

CASE STUDY: Almshouse of St John the Baptist and St John the Evangalist, Sherborne

St Johns’ House is a historic almshouse in Sherborne, Dorset, providing affordable accommodation to people in need. Founded in 1448 and housed in a Grade I listed building, it has served its community for nearly six centuries.

Like many traditional charities, St Johns’ House faced significant challenges in the 21st century.

Until 2022, St Johns’ accommodated 19 elderly people who each had a bedroom and bathroom, with all meals taken together in the dining room, but the COVID-19 pandemic made its communal living model hard to sustain.

Resident numbers declined and staffing became increasingly difficult, forcing the trustees to temporarily close the almshouse in 2022 and relocate the residents.

Repair and maintenance challenges

With the closure came a sharp fall in income just as urgent repairs were needed. The charity lacked the funds to carry out essential work on the leaded windows, a leaking roof and a faulty shower causing health and safety risks. Additionally, St Johns’ House aimed to convert the former matron’s flat into new accommodation but couldn’t afford a kitchen installation.

In this precarious position, the trustees approached The Almshouse Association for support.

Use of The Almshouse Association loan

The Almshouse Association awarded St Johns’ House a loan of £27,654, which enabled the charity to address crucial building works:

Urgent repairs to the leaded windows of the main almshouse
Installation of a fitted kitchen in the former matron’s flat
Urgent repairs to the main roof
Installation of a new shower in adjacent accommodation

The flexible repayment terms meant the arrangement was manageable for the charity, providing breathing space to secure its future. Thanks to the loan, St Johns’ House went into winter knowing the building was safe, weather-tight, and suitable for re-occupation.

From survival to growth

While the loan in 2024 helped stabilise the almshouse, an extraordinary development in late 2025 transformed the charity’s prospects. The trustees discovered that a 15th-century triptych held in the almshouse was an exceptionally valuable piece of Flemish art. After expert appraisal and auctioning at Sotheby’s in December 2025, the artwork sold for over £5 million, far exceeding early estimates.

These funds will be used to secure the almshouse charity’s mission for the long term, including plans to build six new self-contained homes for people in need in Sherborne, a major expansion of the charity’s capacity.

Impact

The combination of early support from The Almshouse Association and this once-in-a-lifetime opportunity has changed the trajectory of St Johns’ House:

✅ Immediate risk of decline alleviated: essential repairs completed and building secured
✅ Accommodation restored: former matron’s flat converted and more usable space refurbished
✅ Long-term future enabled: sale proceeds now funding new homes and sustainability

Next chapter

St Johns’ House was once close to being unable to repair its historic buildings and resume operations with its future uncertain when it sought support in 2024. Thanks to targeted financial help from The Almshouse Association and the exceptional later discovery and sale of a historic artwork, the charity is now positioned not just to survive, but to grow and continue serving its community for decades to come.

posted 18 December 2025

Case Study: new roof for Percy William Ratcliffe Cottages

The Percy William Ratcliff Cottages, known locally as Sunnyside, are set in a beautiful location in the village of Newton Solney, South Derbyshire. A loan of £40,000 from The Almshouse Association enabled the charity to undertake essential roof replacement works, safeguarding the buildings and residents for many years to come.

Background

Newton Solney is a medium-sized village with around 900 residents and is fortunate to have two sets of almshouses (eight homes in total). This case study focuses on the Percy William Ratcliff Cottages, which comprise two detached buildings, each containing a pair of semi-detached bungalows, with a front garden and village allotments to the rear.

The cottages were gifted in January 1951 by Percy William Ratcliff, a member of the Ratcliff Brewing dynasty and a war hero. Sunnyside is also a registered war memorial, established to provide accommodation for people in need who have lived in Newton Solney for more than five years.

Condition of the roofs

No major roof repairs had been undertaken since the 1950s. By 2023, the roofs were showing clear signs of deterioration, including:

Movement of roof tiles
Leaking guttering
A general appearance of age and wear

A structural survey carried out in 2023 confirmed that extensive repairs were required, recommending full roof replacement on both buildings. Due to the potential financial impact, the trustees were initially unable to take immediate action.

Developing the project

In March 2025, following further discussion, the trustees agreed to proceed and obtained quotes from three local roofing companies for:

Full roof replacement
New guttering, drainpipes and soffits
Improved roof insulation

Based on strong local recommendations and previous experience, Swadlincote Roofing Ltd was selected. The total project cost was £89,000, with work scheduled to begin on 6 June 2025, lasting 8–10 weeks depending on weather conditions.

Challenges for trustees and residents

The trustees faced several key challenges:

The significant cost of the project and the risk of leaving the charity financially vulnerable
The need to future-proof the buildings before further deterioration occurred
Managing a large construction project while minimising disruption to residents

The trustees explored potential funding support through South Derbyshire District Council, which confirmed that no planning consent was required despite the conservation area setting. Although several funding routes were investigated, these would have taken too long and offered insufficient financial support.

Support from The Almshouse Association

The trustees therefore applied for a loan from The Almshouse Association, requesting support for 50% of the project cost. After submitting the required information, the application was successful, allowing the project to proceed on schedule.

Without this loan, it would have been extremely difficult to raise the necessary funds within the required timeframe.

Managing the works

Once the loan was confirmed, the trustees’ focus shifted to managing the works safely and sensitively.

Key concerns included:

Large-scale scaffolding covering both buildings
Movement of materials and potential trip hazards
Waste management
Maintaining wheelchair access for one property

The roofing contractor worked closely with the trustees, holding several on-site meetings to address these issues. Measures put in place included:

Additional guard rails on scaffolding
Dedicated waste areas away from residents
Regular end-of-day cleaning
Scaffolding adapted to maintain wheelchair access

The project was carefully managed to minimise disruption, and residents commented positively on how friendly and considerate the contractors were. Requests from residents – including reducing radio volume and language – were respected immediately.

Delivery and completion

Despite some weather-related delays, only a few days were lost to rain. The roofs were fully sheeted during poor weather, and no leaks were reported. Waste materials, including old tiles and wooden lathes, were managed responsibly, with lawn protection used to prevent damage.

The roofs on both buildings were completed by late July 2025. The finished result has been widely praised, with positive feedback from residents, families, local people, and councillors from both the Parish and District Councils.

Outcomes and reflections

The trustees believe the project has:

Future-proofed the buildings for many years
Improved energy efficiency through better insulation
Protected residents and the charity from more costly repairs in the future

Looking back, the trustees would not have done anything differently. They would strongly recommend both:

Applying for a loan from The Almshouse Association, and
Taking great care in selecting and closely managing contractors

Advice to other charities

“Take great care in the selection of your subcontractor and maintain very close, even daily, contact with them and your residents to ensure a smooth and safe process.”

The loan from The Almshouse Association was crucial in enabling this vital project to proceed at the right time, ensuring Sunnyside remains a safe, comfortable and dignified home for its residents.

We would like to thank all the people and organisations who so kindly donate to The Almshouse Association and leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2024, £813,667 was approved in new loans and grants totalled £60,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

posted 16 December 2025

Honouring a legacy of care

Mary Bailey’s 28 Years at Hibbert Street Almshouses

The Hibbert Street Almshouse in Luton, Bedfordshire, has recently said goodbye to its long-serving Trustee and Chair, Mary Bailey, and is proud to celebrate her years of commitment with a look back at her contributions and some treasured photos.

A journey rooted in compassion

Mary’s involvement with the almshouses followed a distinguished career as an NHS Nursing Sister in Accident and Emergency. When invited to become a trustee of the historic almshouses, affectionately known as “The Cottages”, she saw an opportunity to continue the values of compassion and community that had guided her professional life.

Founded in 1898 to provide security and dignity to Lutonians facing hardship, the almshouses have evolved over time. Today, they offer 24 modern flats for men and women seeking independent living with support close at hand. Despite these modernisations, the mission has remained steadfast: care, respect, and a welcoming home for those in need.

The Heart of Daily Life

For many years, the smooth running of the cottages has depended on the partnership between the live-in Warden and the Clerk to the Trustees. As one of seven trustees, Mary played a vital role in this structure, attending meetings, overseeing decisions and making frequent visits to residents. These visits, she says, were among the most rewarding aspects of her role, offering moments of connection, gratitude, and community spirit.

Mary with Pauline, the almshouse Warden who also retired.

A lasting impact

Mary’s leadership, including ten years as Chairman, left a profound and positive mark on The Cottages. Pauline De Le Sierra, the almshouse warden, who was also retiring, fondly recalls Mary’s unwavering commitment to residents’ wellbeing and her determination to keep the cottages comfortable and welcoming. Mary oversaw vital improvements, from repairs and refurbishments to window replacements, and fostered community links, working with groups such as the Rotary Club to provide outings and social opportunities for residents.

Community, pride and celebration

The cottages have long been known for their beautiful gardens, lovingly maintained by residents and proudly recognised with the Luton in Bloom trophy for three consecutive years in the mid-1990s. This tradition of gardening excellence continues today.

Over the years, the cottages have also welcomed notable visitors. Among them was TV personality Esther Rantzen, who visited during her campaign for MP and helped celebrate a resident’s 90th birthday with flowers donated by Vauxhall Motors, an occasion still remembered with affection.

Passing the torch

As Mary retires, she leaves behind a legacy defined by compassion, community, and a steadfast commitment to improving the lives of residents. She extends her warmest wishes to the current trustees and residents, expressing hope that the cottages will continue to flourish as a haven of dignity and care.

A legacy to celebrate

Mary Bailey’s 28 years of service to the Hibbert Street almshouses have shaped a community where residents feel valued, supported, and at home.

As she and Pauline step into retirement, their influence and dedication will continue to inspire all who work to preserve the spirit and purpose of the almshouses.

posted 11 December 2025

105 Years Young – May Gilbert

Eventide Homes almshouse resident celebrates an incredible birthday milestone

Warmest birthday congratulations go to May Gilbert, a resident of Eventide Homes in Bournemouth, who celebrated her 105th birthday on 26 November 2025.

It was a truly special occasion, marked with a celebratory party at the Miramar Hotel in Bournemouth. May was delighted to honour such a remarkable milestone with her friends and family, celebrating both her long life and the strong community spirit that defines Eventide Homes.

May has been part of the Eventide Homes community for 33 years, during which time she has remained a well-known and much-valued resident.

May is pictured below with her granddaughter, Kim.

posted 2 December 2025

Building for the future: four new almshouses in Ottery St. Mary

How The Almshouse Association’s £100,000 loan enabled Ottery Feoffee Charity’s most ambitious development in decades.

Ottery Feoffee Charity is a long-standing almshouse charity serving the parish of Ottery St. Mary, Devon, with origins tracing back to 1440 when local benefactor John Lawrence gifted land and housing for the support of elderly parishioners.

Over the centuries the Charity has continued to provide accommodation for those in need, expanding and rebuilding its sites through the contributions of figures such as Robert Hone, William Sherman and Henry Beaumont. As of 2025, the Charity manages 22 homes across three sites, offering secure, affordable accommodation to both individuals and couples.

In recent years, the trustees identified an urgent need to increase the availability of almshouse housing in response to a growing list of applicants. The Charity owned a plot previously occupied by a second-hand portable classroom, acquired in the 1970s for community use, which had since become outdated and underused. After careful consideration, the trustees concluded that redeveloping this land into new almshouse accommodation would provide far greater long-term benefit to local people.

The Almshouse Association played a central role in enabling this vision. In 2024, the Association awarded Ottery Feoffee Charity a £100,000 interest-free loan over ten years, providing essential financial support toward the construction of a new block of four one-bedroom almshouse flats on the site. This contribution formed a cornerstone of the project’s funding package and gave the Charity the confidence and capacity to proceed with what is its most ambitious building project in decades.

Their interim report on the build outlines the background to the development, the steps taken to bring the project forward, the challenges encountered, and the progress achieved to date, highlighting the significant impact that The Almshouse Association’s support has had in helping the Charity expand its provision for the community it has served for nearly six centuries.

The Charity’s report can be access by clicking below:

Ottery Feoffee Charity Feoffee Rise Report 2025 Download

Did you know?

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans. We are most grateful to all the people and organisations who so kindly donate to The Almshouse Association and leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

posted 26 November 2025

Kendal Almshouse Charity unveils two new eco-homes

Plaque unveiling at Kendal Almshouse Charity, which created two new, state-of-the-art homes for vulnerable people in South Cumbria, signalling a new era in social housing in the region.

Residents have now moved into the new almshouses. Each property is eco-friendly and highly energy efficient, with each comprising one bedroom, a bathroom and open-plan living, kitchen and dining area. The homes are built to high thermal efficiency standards and feature air-source heating and solar panels to generate electricity.

Kendal Almshouse Charity saw the potential to build two new homes on the site of a single 1950s dwelling which had been in trust and for the occupation of over-55s with strong local connections. This site, on Romney Road and near the Kendal War Memorial, benefits from easy access to the town centre while also being in a quiet neighbourhood surrounded by trees and wildlife.

Back in 2019, the trustees of Kendal Almshouse Charity began exploring options for the 1950s bungalow, known as Romleigh, when it became vacant. The trustees, in conjunction with H&H Land and Estates, explored various options in conjunction with leading specialists in the social housing sector. Ultimately, the most cost-effective and modern solution was to demolish the existing bungalow and develop two state-of-the-art one-bedroom bungalows on the site.

No building project is ever without its challenges and various obstacles such as the Covid pandemic, global events and escalating inflation all contributed to the equation! The work is now fully complete, and the first residents have moved in.

_{Kendal Almshouse Charity with their Almshouse Association Innovation for Living Award}

Commenting on the project, Kendal Almshouses Chair Peter Ducksbury said,

“I am delighted we have created two beautiful new homes in Kendal for local people aged 55 or over who are in need. We are very proud of these beautiful new homes which bring our total number of houses to 42. Each property – old or new – is individual in its design and location. Our residents are our first priority and we aim to support them well through building quality new homes such as these or maintaining existing properties to the best of our ability.

“Our retained managing agents are H&H Land & Estates, who helped steer the building project through the many stages of concept, planning, design, development and fit-out.

“Our new homes have been made possible by funding awarded through the Community Led Homes Fund to assist with pre-development costs, including preparing tender documents and applying to Homes England for a grant under their Affordable Homes Programme. Grant funding was also secured from Homes England and the South Lakeland District Council (now Westmorland & Furness Council), as well as a loan and through Kendal Almshouses’ own reserves.”

Building work was awarded to Fylde Joinery & Building Services Ltd.

posted 26 November 2025

St John’s launches £5m expansion of almshouse provision in Bath

St John’s Foundation invests £5million into upgrading and creating new affordable housing for older people in Bath.

St John’s Foundation is investing £5 million over the next three years to create new almshouses and refurbish existing ones, building on its long-standing mission to support older adults. The project will see up to 15 new safe and affordable homes made available for people aged 65 and over who are facing financial hardship, ensuring they have both a home and a supportive community to live in.

Once complete, St John’s will provide up to 109 almshouses, placing it among the top 2% of providers nationally. The project underlines the vital role that charities can play in their communities in response to today’s housing crisis.

_{Almshouse concept. Credit: St John’s Foundation}

“This is one of the most important and exciting projects in our history. We know how much of a difference almshouses make – not just by providing affordable housing, but by creating a community of friendship and support that reduces loneliness and gives people a stronger sense of belonging and purpose. Older people are at the heart of everything we do, and this investment means we will be able to welcome more people into our community and give them the security of a safe home.”
Catharine Brown, Chief Executive of St John’s Foundation

The new development comes at a time when Bath faces a severe housing challenge. House prices in Bath and North East Somerset are over 13 times the average salary, making it one of the least affordable places to live in the UK. There is less social housing available in BaNES compared to the national average, with more households in temporary accommodation than at any point in the last 20 years. At the same time, the number of people aged 65+ is expected to grow by 15% by 2028. Against this backdrop, St John’s commitment will provide a vital lifeline – safe, affordable homes, built around community and connection.

“St John’s Foundation has always played a vital role in our city, and this new investment will make a real difference to older people here in Bath, especially at a time when housing is such a challenge here. Creating more almshouses means more people will have the security of an affordable home as well as the support of a strong community. I look forward to seeing the positive impact this will have for generations to come.”
Wera Hobhouse, MP for Bath

The £5million investment also includes improvement works at St John’s Combe Park almshouses, helping to modernise and future-proof these homes so current residents can enjoy warm, efficient and comfortable living spaces.

As part of this major investment, St John’s will be relocating its headquarters from Chapel Court to another of its buildings. 1 Queen Square will now host the offices for the charity, alongside clients of the House of St John’s, a co-working and events space which is operated as part of the charity’s trading company. The space which will continue to offer Bath a unique place to connect, work and celebrate with purpose.

The charity expects the new almshouses to be completed by 2027, subject to planning approval.

About St John’s Foundation
For over 850 years, St John’s Foundation has been changing people’s lives for good. As one of the UK’s oldest charities, it proudly serves Bath and the surrounding area.
At the heart of its work is an almshouse community, where housing is provided for older adults in need. Alongside this, St John’s runs outreach services that help older adults in Bath and North East Somerset (BaNES) live independently for longer. Drawing on centuries of expertise and resources, St John’s now supports even more people in the community by offering direct help to individuals of all ages facing financial crisis.
The charity also works to reduce the Key Stage 2 education attainment gap in the BaNES area, which is the widest in the country. It addresses this by providing specialist support to the children who need it most. Every aspect of St John’s work is grounded in its values of trust, kindness, and courage, and guided by its purpose: to change lives. For good. It is a long-term strategy, but an unwavering one, as demonstrated by more than eight centuries of service.

posted 26 November 2025

Celebrating a Century

Eileen Terry turns 100!

Isleworth & Houslow Almshouse Charity were thrilled to celebrate a truly remarkable milestone recently—their beloved resident, Eileen Terry, turned 100 years old on Tuesday, 28 October 2025!

To mark this special occasion, they organised a surprise birthday party in her honour. The celebration was attended by over 30 guests, including the Mayor of Hounslow, who joined them in recognising Eileen’s incredible milestone. The room was filled with laughter, heartfelt wishes, and shared memories as friends, family, and fellow residents came together to celebrate her century of life.

Eileen has been part of the Tolson House community since 2012, and her presence has enriched the lives of everyone around her. It was a joy to mark this extraordinary moment and to show her just how cherished she is.

Here’s to Eileen—a remarkable resident and a wonderful part of our community!

Picture-perfect moments of community spirit

📸The results are in! 📸

Our latest photography competition has showcased the warmth, joy and connection that make almshouse life so special.

Residents captured wonderful moments across themes including Over the Garden Fence, Tea with Neighbours, Friendship, Garden Days and Community Spirit. Judges, including our award-winning professional photographer, Richard Gray, praised the exceptional standard, saying, “They were all winners in their own way.”

After much deliberation, the panel selected:

🏆 Winner: Cutbush and Corall – “Tea with Neighbours”
🎖️ Runner-up: Chubbs Almshouses – “Community Spirit”

The winner will receive a luxury afternoon tea voucher (£150) and framed certificate, while the runner-up will take home a £50 M&S voucher and framed certificate.

From lively garden chats to tea shared with neighbours, each entry told a heart warming story of friendship and community spirit.

Thank you to everyone who took part in the competition!