Housing LIN Case Study: More’s Meadow

Written by Rowan Haysom, Director at Haysom Ward Miller Architects, this Housing LIN Case Study (No. 174) highlights the More’s Meadow Almshouses project, developed by the Great Shelford Village Charity.

The project delivers 21 affordable homes in Cambridgeshire, emphasising community-led design, sustainability, and social connectivity.

To read the full case study, please click here or visit the Housing LIN website directly here.

See also:


Devon Regional Meeting

A full house at the Devon Regional Meeting with local trustees, clerks and Chairs gathering together from all over the region.

Kindly hosted by Tiverton Almshouse Trust on Thursday 24th October 2024, it was a great opportunity to catch up on all the latest almshouse news and discuss a range of topics including independent living and aging residents, CIO status, WMC and license/letter of appointment. Association CEO Nick Phillips spoke on the latest legislation updates and attendees were also treated to a tour of the stunning almshouse site.

Many thanks to Nicky for organising such a great meeting and sending us in these pics!


Richmond Charities making headlines

Richmond Charities almshouses feature in Civil Society and in the |UK Property Forum

Great to see our member almshouse charity, Richmond Charities making news, building more almshouses and raising the profile of the almshouse movement.

In the property magazine, THE FORUM there is big news about the upcoming opening of the Elizabeth Doughty Almshouses on Queen’s Road, a significant development in elderly housing set to debut in March 2025.

Click here to access

In Civil Society, Léa Legraien talks to Samantha Maskell, head of finance, policy and governance at the Richmond Charities, about almshouses and ensuring they are fit for the future.

Click here to access


Westende almshouses in Wokingham.today

‘My flat was heaven sent,’ says Westende resident

by Emma Merchant,  October 3, 2024, for Wokingham.Today

Roy shares a joke with manager Lynda Rowe. Picture: Emma Merchant
Roy shares a joke with manager Lynda Rowe. Picture: Emma Merchant

RESIDENTS and staff at Westende Almshouses gathered to celebrate the community’s 50th birthday.

Tea, cakes, balloons, and chat in the residents’ lounge marked half a century of friendship and support.

Lynda Rowe has been Westende’s manager for nearly 25 years, being there for residents and looking after the building.

She said: “I love the community spirit here. If anyone’s in trouble or unwell, there’s always someone ready to help.”

Almshouses have a long history. In medieval times religious orders provided hospitality and shelter in ‘hospitals’ or ‘bede houses.’ The oldest still in existence is thought to be Worcester’s Hospital of St Oswald, founded around 990AD.

Today, with a severe shortage of affordable rental accommodation, the role of almshouse charities is more vital than ever. The first Wokingham almshouses were built in 1451, when John Westende, Clerk of Wokingham, paid for the building of eight cottages at the east end of Peach Street (then Le Peche Street).

People could stay there for life unless, rather quaintly, they were proven to be a ‘robber, night stroller, or notorious offender’.

Then in 1887 The Victoria Almshouses were built to commemorate the Queen’s Jubilee.

To celebrate, then mayor Mr. T. M. Wescott invited the builders and employees to supper at the Ship Inn, ‘where an excellent repast was provided by Mrs Lush’, after which the mayor’s toast was ‘heartily responded to and the National Anthem sung’.

The construction provided work for many, but times were hard and even before the homes were completed there were numerous applications for them from ‘all sorts and conditions of men’.

Each had just two rooms, one up and one down, with a heavy iron grate fireplace for heating, and presumably, cooking too.

In 1951 it was recorded that the residents ‘shared eight tons of coal between them, and received grants of meat and bread’.

By 1956 the homes were proving too expensive for trustees to keep them in reasonable condition, and an appeal went out. With help from the public, and from the local Rotary Club who raised £600, renovations meant that for the first time residents could enjoy electric light and power points, a modern fireplace, a modern toilet, and heated water for their bathroom.

But gradually the cottages continued to fall into disrepair, until all were demolished to make way for the Westende Almshouses we see today.

These buildings were financed by Wokingham United Charities (WUC) following the sale of a building and land in Hatch Ride, and were officially opened in 1974 by then trustee Mr Hackett, with a dedication from Rev. KR Martin.

WUC continues to run and maintain the 27 Westende flats.

Almshouses are reserved for older people unable to buy or rent. They don’t charge rent, instead asking for maintenance contribution.

The Wokingham flats have a living room, double bedroom, fitted kitchen, bathroom with walk-in shower and are suitable for couples or individuals.

Roy, a resident since 2003, said: “I love everything about it; my flat, the community, everything. We have things going on all the time, and there’s always someone to chat with.”

Molly has lived at Westende for 25 years.

“I’m happy here,” she said. “I lost my husband nine years ago, and my family is happy to know that I’m surrounded by friends. My week just flies by.”

Two years resident Maureen agreed:

“The community spirit here is lovely,” she said, “and if anything needs repairing, it’s dealt with really quickly. “It’s comfortable and very convenient for the town centre. “My flat was heaven sent.”

Phil moved in at the beginning of this September, having previously lived in a campervan, and before that on a narrowboat.

“Arthritis meant I had to look for somewhere warmer and more comfortable,” he said. “I’d been looking at shared accommodation, but that’s mostly for young professionals. I had heard of almshouses, and then this opportunity dropped out of the blue. I love my flat – it’s brilliant.”

Wokingham United Charities hosts social events for residents throughout the year, including summer strawberry tea, and Christmas dinner in the communal lounge. Weekly activities include coffee and cake mornings, craft afternoons, bingo, and fish and chip Thursdays.

Wokingham.Today thanks The Wokingham Society which works to preserve the town’s heritage and landmarks, for providing access to historic local newspaper articles.

For more information, visit: www.wokinghamunitedcharities.org.uk


Earl of Southampton Trust opens more almshouses

In September 2024, the Earl of Southampton Trust enjoyed a wonderful day celebrating the official opening two new almshouses.

A spokesperson for the almshouse charity expressed their huge thanks to Cllr. Connie Hockley and Paul Holmes MP for taking part in the official opening, ensuring another two homes were now available for local people in housing need.

A spokesperson for the Trust said,

“Despite the the rain, we truly appreciate everyone who attended and showed their support.

We’d also like to extend our heartfelt thanks to the incredible tradesmen who worked tirelessly to bring this project to life.

Special thanks to The Almshouse Association for their assistance in facilitating the project, and Brown Matthews Architects for designing such a beautiful and thoughtful home.

This truly was a team effort, and we couldn’t be more proud of the result!”

They shared with us a great video of the day that can accessed by clicking below:

What a stunning finish!

We are looking forward to reading the Trust’s case study on the project which they tell us they are busy working on to demonstrate how funds were spent and lessons learnt. Firstly though, we hope they are all enjoying a well earned rest!


Almshouse resident Phil Sweet celebrates 100th birthday!

Many Happy Returns of the Day from The Almshouse Association Phil!

Municipal Charities celebrated Phil Sweet’s 100th Birthday Party on 25 October 2024 . at the Town Hall in Stratford-upon-Avon.

Phil Sweet, a resident of one of the Municipal Charities Almshouses in Stratford-upon-Avon was involved in the D Day landings on 6 June 1944.

Phil’s family were joined by almshouse residents, trustees and staff of Municipal Charities and members of the Stratford URC Church to celebrate his 100th Birthday party. The Lord Lieutenant of Warwickshire Tim Cox and the Deputy Lieutenant  Simon Miesegaes  was also there to celebrate the event along with the Mayor of Stratford Jason Fotjik.

The High Sheriff of Warwickshire Mrs Rajvinder Kaur Gill sent her greetings “Wishing Phil a wonderful 100th birthday celebration.”

The MP for Stratford Manuela Perteghella said “I hope Phil has a wonderful time.”

The Chair of Municipal Charities Andy Smith said “Phil has been one of our residents for over 21 years and we are delighted to be able to join with his family and Stratford Town Council to celebrate Phil’s 100th birthday.”

Phil recalls the following about his war time experience:

“I was sent to a place called Lochailort in the Highlands where I did six weeks of hefty nautical and ability training. Those six weeks were the toughest I have experienced in my life both physically and mentally. At the end of each week you had exams and if you were not good enough you would be dropped. But I lasted and was appointed an officer then sent to Troon for officer training for another six weeks and then appointed to a tank landing craft ready for the D-Day landings.

The war had been going for quite a considerable period of time for my training was in readiness for the D-Day landings the time of which we did not know then.

I was part of the initial wave that landed at the village of La Rivière as part of the Gold Beach landings. I was in a flotilla which were the first to go into the beach with two tanks on top of each other on the landing craft so that they could bombard the beach with shells as they were coming in to land. We didn’t lose anybody that day although the landing craft was damaged by the underwater objects as we were going in.

Then following the landing we were offloading equipment to the beaches and whilst doing so I had to go to the tented hospital at Bayeux with suspected peritonitis which turned out to be appendicitis.

I was sent to Plymouth to HMS Foliot, running all the movement of landing craft. We were tropicalizing (adding refrigeration and air conditioning) landing craft ready for the Far East but of course that collapsed because they dropped the atomic bomb.”


Almshouse friends tour Morden College

Our Friends Tour of Morden College Unveils a Rich Tapestry of History

On a crisp and sunny October morning in Blackheath, final preparations were in full swing for our Friends of The Almshouse Association who would be joining us for an exclusive tour of Morden College. Steaming pots of tea and freshly brewed coffee were being organised, awaiting the arrival of our special guests.

Founded in 1695 by Sir John Morden, this historic institution was built on 11 acres of Wricklemarsh Manor to provide board, lodging, and pensions for struggling traders.

John Morden was born in the City of London, apprenticed at age 20 to his uncle, Sir William Soame, and sent to Aleppo to work as a factor. He becomes an international trader and member of the Levant (Turkey) Company and the East India Company, returning to London in 1660 having amassed a substantial fortune.

In 1669, seven years after his marriage to Susan Brand, daughter of merchant Sir Joseph Brand, of Edwardstone, Suffolk, John Morden purchased the Manor of Wricklemarsh in Blackheath (for £4200), a 250-acre estate, to become their home. Morden College was built in 1695 on the north-east 11 acres of Wricklemarsh Manor to provide board, lodging and a pension for traders who had fallen on hard times.

Sir John, who passed away age 86, is buried in the chapel crypt and statues of John and his wife, Dame Susan, still grace the western front of the College, added in 1717.

Under the terms of John Morden’s will, College trustees are drawn from the Turkey Company, and should it fail (which it did in 1834) from the East India Company, and should that fail then from the Aldermen of the City of London, who have provided the Charity’s trustees since 1884. A centenary plaque installed in the main entrance in 1984 commemorates the Aldermen’s association.

Over the centuries, the site has expanded, with the latest addition being the John Morden Centre – a beautifully designed hub that includes a medical centre, restaurant, workshops and more. Now bustling with activity, it serves both residents and the local community.

Credit: Mae Architects
Credit: (centre and right)Morden College

The tour offered an intimate look into the building’s history, revealing its many layers and hidden corners as our Friends were taken back in time to learn about the life of Sit John Morden and his legacy.

More tours will be held in 2025, and we eagerly anticipate welcoming our Friends back.

If you’d like to join our Friends of Members, please click here—friends and family are also welcome.

posted 24 October 2024


Association website – 77% more visitors after BBC interview

Almshouses on BBC Morning Live: ‘Retired and Renting

The almshouse movement is experiencing somewhat of a renaissance; hardly a day going by without almshouses and their benefits appearing either on the radio or social media, in magazine articles, the nationals and the local papers. Back in September, we were preparing for a photoshoot with resident interviews at a Chester almshouse with Cheshire Life magazine so when the BBC contacted the Association about an interview for their feature on ‘Retired and Renting’, we were thrilled to be able to take part and suggested combining the two.

It was a bright, sunny afternoon when our CEO, Nick Phillips, arrived at the Nantwich Almshouses for the interview and the site was buzzing with activity. Film cameras, photographers, cables and crew stretched across the grounds, plus several residents were eagerly awaiting their introduction to the BBC crew and Cheshire Life’s editorial team. The atmosphere was one of anticipation and importance.

The BBC interview addressed a growing concern. Many older, retired individuals can no longer afford the rising rent costs to stay in their homes. According to iNews, the statistics are alarming, with a 50% increase in recent years. During filming, we heard from a couple who had become homeless, unable to keep up with rent hikes. Their story paints a grim picture, yet there is hope—this couple has since found refuge in their almshouse in Nantwich and their lives have changed dramatically for the better.

google analytics Sept 2024

This news feature, which aired on the BBC’s Morning Live Show on 18 September 2024, highlights the invaluable role of almshouses. Not only do they provide security and stability for vulnerable individuals, but they also offer a cost-effective solution that doesn’t burden public finances. To view the interview, please click here – the almshouse section starts about 19 minutes in.

The piece underscored how almshouse living can profoundly transform lives, offering dignity and hope to many and, following the interview, the huge spike in visitors to our website demonstrated both the pressing need for affordable homes and the public’s interest in almshouses.


The Weedons Almshouse Charity celebrate 400 years

On Saturday 14 September 2024, CEO of The Almshouse Association, Nick Phillips joined the trustees and Clerk at the Weedons Almshouse Charity for a big celebration.

The party was to celebrate 400 years of The Weedons Almshouses and its a special place in the heart of the Chesham community.

During the celebrations, the current Chairman John Graves thanked the founder (Thomas Weedon 1624), his fellow trustees, the Clerk (Alison Pirouet), The Almshouse Association and the residents who have helped the charity over the years. He also expressed his gratitude for a generous recent donation that will help the charity protect the buildings and continue to provide safe and warm homes for future generations.

Nick Phillips spoke about the impact of the almshouse community and the great legacy of the founders, donors and trustees of each generation. After the event, he commented, “Interestingly there was also another group of flats that had been built by the charity in the 1950s following a donation by generous local councillors (Standring and Patterson) who saw this gift as part of their personal act of public service.”

1624 – 2024  – The 400 year history of The Weedons Almshouse Charity

Credit: The Weedon Almshouses (weedon-almshouses.org.uk)

Four hundred years ago, on 6 September 1624, just five days before his death, a draper, Thomas Weedon of St Clement Danes, had his last will and testament drawn up and executed.

As Thomas was unmarried he had made bequests to his three sisters and members of his household, as well as “two mourning cloaks of my best black cloth” to friends. However the main item was a provision to establish in “the Parish of Chesham where I was born the summe of five hundred pounds of lawful English money … upon the building of an Almshouse in the said Parish for four poor Almspeople and to purchase a proportion of Lands of the value of thirty pounds a yeare at least for the Maintenance of the said Almspeople for ever”.

Thomas was promptly buried in the town on 23 September, but it was several years before his bequest got underway.

His Will had stipulated that “twelve of the most honest and sufficient Freeholders” of the town should administer the bequest’s assets in perpetuity. This board of Feoffees, or Trustees, today still exists and administers the Charity’s affairs. By October 1629 the purchase deed was drawn up for a site in Waterside, beside the main road to Latimer, for the sum of £8.0.0.
Our knowledge of the first hundred years of the Charity is sadly incomplete but from the early eighteenth century a more detailed picture of the affairs of the almshouses is possible, thanks to the survival of the accounts and minutes books that are contained in a splendid box dating from 1759. The box was kept “in the Great Chest in the Church [St Mary’s] for security”.

From these records we learn all manner of things about these four little almshouses set behind their high retaining wall, away from public scrutiny. We learn for instance the trustees provided “a vault or necessary house erected in some convenient place … for the use of the poor people inhabiting therein”. The privy was built by John Turner and Lias Darvill, and Humfrey Osbon and his assistant “excavated the pit and carried ye stuff out”.

In 1720 the trustees felt that the gateway leading to the almshouses should be “beautified” and the original inscription “now almost worn out and defaced by time, should now be engraved on a fair stone in gratitude to the memory of the Donor”. The new inscription in black marble survives to this day — the accounts show that the stone cost 14/- [70 pence], and a Mr Deley’s charge for cutting the 418 letters “all at a penny a letter” was £1.14.10. [£1.74].

The residents — or “inmates” as they were then called — were men as well as women, widowers and widows, bachelors and spinsters.

Some were in only their early-fifties, others in their late-eighties. There were only two conditions for becoming an ‘inmate’ — that they must possess no assets, or means of supporting themselves; and that they must originate from the Parish of Chesham or its eight hamlets. Length of tenure varied considerably. Widow Darvill occupied one of the cottages from 1719 to 1741, while in 1771 George Lion remained in residence for only a few months. The ‘inmates’ received a weekly allowance; in 1711 it was 2/- [10p] but a century later, this had increased to 5/-.

The twelve trustees traditionally met, appropriately enough, on St Thomas’ Day, 21 December, at least until 1752-53 when the new calendar was adopted. They consisted of many trades and professions, including ironmongers, clergymen, attorneys and grocers. Chesham’s notables were well represented too, and many retained their trusteeships for life. Meetings were held in hired rooms in several of the local hostelries including The Crown, The Red Lion and The Swan though, from the end of the eighteenth century until 1894, they invariably met at The George & Dragon. Throughout the eighteenth century and until 1848, the Trustees entertained lavishly on meeting days, if the bills from “The George” were anything go by. The all-important box containing the paperwork was present at these meetings but until 1848 there was no indication of how it got there. After this date whoever carried it to the inn appeared in the accounts, being paid 2/- for the task.

Today the box, along with its contents, resides in The Bucks Records Centre with the current Secretary and Treasurer maintaining a separate digital record of proceedings and accounts.

Of course the primary object of the charity was, as it is to this day, the practical welfare of the inmates, or residents. Until recent times the Trustees ensured that they had sufficient fuel. Originally this was wood with 400 faggots being provided on a regular basis. From 1862 bills for coal from Hodgkinson & Son of Waterside start appearing in the accounts. An accounts entry in 1779 lists “paid the poor people in the almshouse one pound” which was a Christmas box of five shillings per person. Remittances, or tips, were given on other special occasions, such as for the marriages of Queen Victoria in 1840 and the Prince of Wales in 1863. From 1848 the inmates received money for beer at Christmas and, also from that year, Christmas beef from local suppliers.

The residents’ weekly allowance tended to fluctuate over the centuries, depending on the Charity’s own reserves. It increased from 4/- to 5/- in 1922, and to 6/- in 1933 which came with one ton of coal and a load of wood. Services fluctuated too — the Trustees terminated the free wireless in 1941, installed only ten years previously, and, after the end of the War, discontinued the coal. Electric light was installed, though, in 1953 using funds from the Chesham Soup Fund which had lately been wound up. The year was also significant in that residents no longer received an allowance, but instead were themselves required to make a contribution to the Charity for their accommodation.

Plumbing – or the lack of it – seems to have occupied a degree of trustees’ time as well as their coffers. In 1732 they installed for the inmates “a well … exactly by the frontispiece of the Almshouse, and a leaden pump put in as soon as possible for the use of the Poor People dwelling Therin: and also a shed should be made over the said pump to prevent all Filth or other things from falling into it”. Over the years there are a number of bills for the repair of the pump, but it’s still in situ, albeit no longer required for use. By 1889 items such as ballcocks and cisterns start to appear in the accounts, marking time for the privy, pump and well. The Public Health Act of 1875 prompted the Trustees to tender for the job of installing sewage disposal, the work going to W C Sears and costing £30.5.0.


Innumerable other jobs and repairs are listed over the years, both inside and out. In 1719 a “Dreaser” — presumably a dresser — was fitted in one of the cottages while, in 1835, water-table bricks were procured from Amersham for a damp-proof course. Regular outgoings included snow-clearing and weeding. In 1784 the first fire insurance costing 7/- [35p] was paid to the Sun Fire Office — the rather grand fire insurance plate still resides as new in the Charity’s box, seemingly never affixed to the almshouse’s exterior wall. As an added precaution against fire, chimneys were regularly swept from 1869 by a contractor named “Summerlin”.

Repairs are ongoing in a building as old as the almshouse cottages. As recently as 1966 the Trustees considered that they “would have to be demolished in the not too distant future” but the Council, aware no doubt of their special place in the heritage of the town, offered improvement grants for them to be fully modernised. In 1961 their shared roof had been repaired with the help of an appeal to the people of Chesham, and collected by various youth organisations. And in 2021 roof repairs are again urgently needed for which the Trustees are applying for funding from several sources.

Since 1918 Chesham Urban District Council appointed four of the trustees from its own ranks. It marked the start of a close association between Town Council and the Charity and serving Town Councillors have only stopped taking an active interest and involvement in the last five or so years. In 1950 Trustee W J Standring offered to allocate funds for new almshouses to be built in the communal garden grounds and a building committee consisting of several Councillors built four alms flats against all the odds which were completed in October 1955. Public-spirited Standring himself contributed £3,500 of his own money, while Councillor Andrew Patterson contributed £500; they are known as Standring Alms Flats as a mark of such magnanimity.

In the 21st century Weedon Almshouses Charity continues to provide accommodation for older, and more vulnerable members of the local community and the aim of the current Trustees is to continue indefinitely the work of their forebears four centuries ago.

We are indebted to Anna Thomas, Shirley Foxell and Arnold Baines’ excellent article, published in 1974 by Chess Valley Archaeological Society, to mark the Weedon Almshouses Charity’s 350th anniversary.


The James Charities: New almshouse development underway

Last month, The James Charities marked the start of their significant redevelopment project with a ground breaking ceremony.

The charity, which has been providing almshouse accommodation for over 55s at its site on Stuart Street in Nechells, inner-city Birmingham, for over 150 years, is transforming its communal building on the historic site of the old St Clement’s Church into ten new almshouses and updated communal facilities. The redevelopment has been part-funded by Homes England and the Justham Trust, with the support of The Almshouse Association and Charity Bank.

These new apartments will provide high-quality, independent living accommodation for individuals in need, over the age of 55. In keeping with the historical significance of the site, the two main façades of the original Victorian building will be carefully retained and integrated into the new development. The project also includes environmental aspects that will improve biodiversity in the area.

The £2.1million project has been designed by KKE Architects and is being delivered by Midlands-based contractor, Interclass PLC. The project is expected to complete towards the end of 2025.

Ground Breaking ceremony

Wesley Lovett, Senior Lending Manager at Charity Bank said:

“Charity Bank is proud to support The James Charities with cost-of-living loan and grant funding, as they develop much-needed supported housing for those over the age of 55. Our cost-of-living funding aims to support projects that help organisations and residents manage the cost-of-living while creating a lasting positive impact. This development of new almshouses in Birmingham will support the local community and contribute to a brighter future.”

Des O’Neill, Managing Director at Interclass, said:

“We are very proud to be delivering these new independent living apartments, which will offer high-standard accommodation for people in need whilst preserving the historic elements of the old St Clement’s Church. Our goal is to maintain and enhance the sense of community that is so evident here as the project progresses, and we look forward to seeing the new building take shape over the coming months.”

The project was procured through Constructing West Midlands, a publicly owned and managed framework which has a track record in the delivery of public and third sector projects.