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CEO Blog: Are we losing our way?

The Almshouse Association CEO Nick Phillips comments on the new homeless laws

Rarely do I comment on homeless issues, given the thorough coverage by our colleagues at Shelter, Crisis and other specialised homeless charities. However, when I read about the proposed new laws aimed at driving homeless people off the streets or be faced with prosecution, I couldn’t help but question if we are losing our way.

In a nation of great wealth, the sight of thousands of people enduring nights on our streets and hundreds of thousands residing in temporary accommodation prompts profound reflection. Who, I wonder, are these laws intended to punish?

Recent Government data has unveiled a stark reality: nearly 4,000 individuals slept rough on a single autumn night across England in 2023, marking a distressing 27% increase from the previous year.

This surge in rough sleeping is just one facet of a larger crisis, with an estimated 242,000 households grappling with various forms of homelessness in England. From sofa surfing to enduring temporary accommodation to facing the harshness of sleeping rough, the spectrum of homelessness casts a wide net of suffering. Recent research from Crisis sheds light on the harrowing experiences faced by those living on the streets.

Shockingly, nine out of every ten people sleeping rough have been subjected to violence or abuse, underscoring the urgent need for action to address this humanitarian crisis.

Surely we must consider the ramifications of implementing such laws? OK, it would shield the majority of commuters, theatre-goers and ‘us ordinary folk’ going about our daily business from the heart wrenching sight of those having to sleep rough, effectively hiding the visible manifestations of homelessness from public view. If that is the objective, the law could work. Perhaps it is bad for tourism or seen as a shameful example of a failing system? But this concealment comes at a significant cost.

Pushing individuals experiencing homelessness into secluded, obscure areas could render them more vulnerable to violence and exploitation. Forced into the shadows, they would be at greater risk of encountering physical harm. Fear of prosecution could also mean others remain trapped in situations of domestic violence. What would the law punish homeless people for?

It’s probably fair to acknowledge that very few individuals opt to live rough as a deliberate lifestyle choice. The circumstances leading to homelessness are often complex and multi-faceted, rooted in systemic issues such as poverty, family breakdown, loss of job, lack of affordable housing and inadequate social support systems. As such, addressing homelessness requires compassionate and comprehensive solutions that address its underlying causes, rather than punitive measures that merely displace the issue.

In 1572, the Poor Laws were introduced to deal with the rising number of homeless people. It was felt that charity, and the Church could no longer manage. I do wonder if we are now at the point where the State is admitting it can no longer support the homeless and we need to re-engage and encourage philanthropy and the Church to step in where the state is not able to cope?

The wisdom shared by one of the founders of The Almshouse Association following the introduction of the Welfare State resonates profoundly with me: “almshouses were too important to leave to the State.” Indeed, evidence from across Europe, where almshouses disappeared as they were subsumed into the state housing provisions, supports this assertion. In light of their historical and ongoing relevance, it’s fortunate that almshouses – the oldest form of affordable community housing – persist in the UK today, providing over 36,000 people with safe and secure homes throughout the country.

With the evolving landscape of housing needs, philanthropic support is becoming increasingly vital to meet the growing demand.

Almshouses represent more than just a housing solution; they embody a tradition of community care and support that can be life changing for all generations. As we navigate the challenges of the contemporary housing crises, preserving and expanding the reach of almshouses would be one of the solutions to help resolve the housing crisis and support the homeless.

I agree with the law makers in one area – we should not have to see homeless people on our street – but we would rather know that they are in a warm safe secure home.

After all, it could happen to anyone of us, at any time...

15 April 2024

Pickering and Ferens Homes share preview of new development

The Almshouse Association was delighted when Pickering and Ferens Homes (PFH) shared a preview of their latest development of almshouses at Padstow Close Hull with partners on 13 March 2024.

This £3.96 million development delivered by Unity Homes and supported by Homes England Funding of £1.32 million, comprises of 24 bungalows specifically designed for living in later life which are a welcome addition to the area. Incorporating innovative designs inspired by resident feedback, the development will be completed by late Summer this year.

“We are committed to building as many new, high-quality homes as possible, and to be an organisation that people look on with local pride. We are delighted to be in the final stages at Padstow and know these properties will become much loved homes for our residents to enjoy.”
Claire Warren, Chief Executive of Pickering and Ferens Homes

“Good quality housing is in huge demand, and these will provide much needed, homes for people to live independently that have been sensitively designed to complement the character of the area, as well as utilising technology that ensures they are energy efficient.”

Cllr Paul Drake Davis, Portfolio Holder for Regeneration and Housing at Hull City Counci

(Pictured L-R) Nagra Azza Construction, Richard Walker, Homes Services Director Pickering and Ferens Homes, Ben Hanson, Head of Strategy, Market Intervention and Growth Hull City Council, Karen York, Community Engagement Lead Hull City Council, Bal Singh, Site Manager Azza Construction, Joe Bvumburai, Architect Eznat, Cllr Paul Drake Davis, Portfolio Holder for Regeneration and Housing at Hull City Council, Simon Redfern, Senior Housing Strategy Officer East Riding Council, Kate Calvert, Chair of the Board Pickering and Ferens Homes

“These wonderful new bungalows are the first to be built in Bransholme for many years and Unity Homes & Enterprise are proud to support Pickering & Ferens to deliver these well-designed energy efficient homes for the local community. This development demonstrates Pickering & Ferens commitment to the city of Hull and its communities.”

Wayne Noteman, Development Director at Unity Housing and Enterprise

posted 2 April 2024

St John’s open 15 new almshouses

21st March 2024 | Hampshire Chronicle

YEARS of planning and months of hard work finally paid off as 15 new almshouses were officially opened in Winchester.

The apartments, in Colebrook Street, are owned and run by charity St John’s Winchester. Located across five sites in the city, St John’s Winchester almshouses provide an affordable, supportive, and safe living environment for people over 60.

Work begun to convert the site, which used to be staff accommodation for the Wessex Hotel, in March 2021. 108 Colebrook Street was also renovated as part of the project and turned into two one-bedroom flats, a one-bedroom maisonette, communal area, and assisted bathroom.

Dignitaries and representatives from the charity, including Chairman of The Almshouse Association, Willie Hartley Russell were invited to a special event on Wednesday, March 20 to mark the completion.

Nigel Atkinson, Lord-Lieutenant of Hampshire, unveiled a plaque after speeches by St John’s CEO Clive Cook and chair of trustees Roger Bright.

“I want to acknowledge the brilliant work St John’s does both here in their almshouses and also through their community-facing services.”
Nigel Atkinson, Lord-Lieutenant

The Charity is currently looking for residents for the remaining vacancies of the almshouses, and a recent application process has drawn scores of applicants.

“These new almshouses represent a major step in securing the St John’s community in central Winchester for generations to come. They are state of the art, energy efficient and designed to facilitate mixing amongst community members and good neighbour relations. Every type of care can be delivered in them by our wonderful care team. The vast majority who move in will find a home for life.”

Clive Cook, CEO St John’s Winchester

For more photos of the event, please visit the St John’s Winchester website here.

Supported by welfare staff, St John’s residents will be part of a community of neighbours, friends, and staff. The almshouses are a registered provider of care with the Care Quality Commission, and although residents are encouraged to lead independent lives, they can also make use of the 24/7 assistance and support provided.

photo credits: Hampshire Chronicle, St Johns Winchester Charity

posted 2 April 2024

Association loan case study: St Mary’s House almshouses

St Mary’s Church Homes – replacement of front windows

Part of the service The Almshouse Association offers it’s member charities is to help support them with grants or loans if they do not have sufficient funds to carry out necessary works to their almshouses.

St Mary’s Church Homes needed to replace the windows in their almshouses and were given an Almshouse Association loan of £55,000. Now that the work is complete, the trustees have kindly put together a case study to demonstrate how the funds have been spent and the difference it’s made to their residents’ lives.

BACKGROUND

St Mary’s House in Ealing, London W5 was built in 1900 with 12 one bedroom flats (ground floor and first floor). Major work was carried out in the 1950s and 1990s to improve these dwellings. In 2016 two additional dwellings were built, one at either end of the block. Both were designed to be accessible for persons of limited mobility; one of these dwellings has one bedroom, the other has two bedrooms. All the flats are currently occupied and in recent years vacancies have been filled quickly by persons satisfying the criteria of their trust deed.

_{May 2023 – St Mary’s House before replacement of windows}

PLANNING

A report on the condition of the flats in 2019 indicated that substantial work would be needed in the medium term on the front windows of the original flats. Since the flats were built secondary double glazing had been added, but the original wooden frames dating from 1900 had not been replaced. Although there had been regular maintenance, significant defects had developed in these windows. Some windows did not open and close easily and some suffered with condensation. Because of the age of the windows, there was substantial heat loss.
In 2021 the trustees commissioned a more detailed survey, from architects they had used on previous projects, for their options on repair or replacement of the windows. This report compared having an ongoing programme of repairs, replacement with PVC windows or replacement with wooden frame windows. Following receipt of this survey they requested and received three quotes; two for wooden frames and one for PVC frames.
During 2022 the trustees carried out investigations on the potential suppliers of the windows and the details of the specifications, including one factory visit. By October, they were ready to make a decision to proceed. They selected a specialist window manufacturer to make and fit modern glass with wooden frames and appointed their previous architects as architect and quantity surveyor for this project.
In January 2023, the trustees confirmed the contract with the window manufacturer to start work on making the windows. By paying the deposit they were then effectively fully committed to the project proceeding in 2023. They appointed a local building firm to carry out the associated building work; erecting scaffolding, making good the plaster and decoration around the fitted windows and repainting the outside to take advantage of scaffolding being in place. Some employees of the building firm were already familiar with the building having been involved in the 2016 extension.

PREPARATION FOR INSTALLATION

The residents were first told about the plan to replace the front windows by letter in January 2022 and were given the opportunity to ask questions at the annual meeting in May 2022. When the timing of the work (May – June 2023) was known, the trustees arranged a meeting with residents to discuss the practical arrangements.
Within all 12 flats the area next to the front window had to be cleared to avoid damage to the residents’ possessions when the new windows were fitted. Storage boxes were hired to enable residents to store items off-site and residents were offered help from the trustees to pack items or move items to another part of their flat.
The Charity then announced the detailed timetable so that a resident could arrange to be out on the day that their old window would be removed and new window fitted. The trustees explained to residents that making good of plaster and repainting would be a gradual process during the month following the installation. Part of the lawn to the side of the building was used to create a secure storage area between delivery from the factory and installation.

_{May 2023 – scaffolding erected for full length of building}

INSTALLATION

When fitting of the windows commenced in mid-May, the fitters immediately encountered a problem with one batch of windows. Measurements had been taken before manufacture commenced, but it was discovered that there had been errors at design stage in applying those measurements (the end flats have a slightly different design to the central flats).

Fortunately, the builders discovered that there was a void space just above the existing windows and this space could be used to enable most of the manufactured windows to be fitted. Completely fresh windows had to be manufactured for only two of the flats. Through the diligence and cooperation of all involved, these problems were quickly overcome and the project was able to be completed within the agreed time scale.

Once the majority of the new windows had been fitted the builders started work on making good the plaster around the windows and repainting the walls and ceilings of the front room of each flat. While the scaffolding was in place they also repainted the outside of the front of the flats.

_{New window frame going into ground floor flat}

_{New window frame fitted to ground floor flat}

_{Preparing to install window in upstairs flat}

_{Installing new window in upstairs flat}

HAPPY RESIDENTS

The residents gave feedback that both the fitters and the builders were always courteous and considerate. Access was needed to the individual flats to carry out the work and the residents are delighted with the quality of work. They are all proud of their new windows and the neat finish to the decoration in that area. They benefit both in personal comfort and financially from now having double-glazed windows providing a high degree of thermal efficiency.

FINANCE

As at December 2022, the Charity’s net realisable assets were £105,000. In addition, they secured a loan from The Almshouse Association for £55,000. The amount of this loan was set taking into account their existing loan for the 2016 extension, for which £40,000 was still outstanding at the end of 2022. Excluding the windows project, the Charity estimated that income would exceed expenditure during 2023 by at least £20,000, which gave them a margin for contingencies.

When the trustees placed the order with the window manufacturer in January 2023, the estimated project cost was £160,000. At this stage, they had not received a quote from the builders and used estimated figures from the architects. They recognised that the payment to the builders would depend on the extent of making good and work on the outside to take advantage of the scaffolding. The actual cost of the work was £180,000 (windows £76,000, builders £89,000, architects £14,000, sundry £1,000). Phasing of payments enabled the Charity to meet all payments as they became due.

OUTCOME

The quality of the window frames and the windows is very high. The design matches the previous windows and hence preserves the look of the building.

By replacing all the front windows at the same time, they benefited from economies of scale.
The Charity will avoid substantial maintenance costs from deterioration had the existing windows remained in place.
The new windows are expected to last for at least 60 years and maintenance costs should be low.
The residents are pleased with the ease of opening and closing the new windows. In the summer this makes it easier for them to ventilate their front room. In winter, the improved insulation will help to contain energy bills.

_{Repainting outside while scaffolding in place}

_{All windows fitted and repainting complete}

LESSONS LEARNED

“Measure twice, cut once”

Every dwelling must be measured separately before starting construction. Dwellings may look similar, but particularly if they were originally built many years ago there may be small variations in dimensions. A small amount of time checking measurements can avoid costly errors in manufacture.
This project required much involvement throughout from the trustees in liaising with architects, two firms of contractors and residents, as well as attention to detail over a considerable number of issues.
A project of this nature, involving replacement of key parts of an existing and inhabited building, can require much more thought, attention and effort than new construction or work on an empty building.

We would like to congratulate all the trustees and contractors for their hard work and determination to ensure these beautiful almshouses have been preserved and can continue to provide safe and warm homes to people in need for many more generations to come.

We would also like to thank the people who so kindly donate to The Almshouse Association or 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 2023, £804,624 was approved in new loans and grants approved totalled £78,590. 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.

Association grant helps John Sayer Almshouses

John Sayer Almshouses Grant Case Study

John Sayer Almshouses is a small charity, consisting of four units in a grade 2 listed building on the High Street of Berkhamsted, Hertfordshire. The almshouses were built in 1684 as six units and in 1965 were adapted to make four slightly larger units.

Unfortunately, the building materials used in the 1960s were not sympathetic to the needs of an old building. Gypsum plaster on the inside, cement pointing on the outside and some leaky gutters have led to some very damp walls.

The photo on the right shows a big damp patch on an external wall. This wall also contained cracks due to the weight of traffic coming down the road. The resident in this unit would find damp on the inside of her wall and in summer 2022 when we had the very hot weather for a number of weeks she told the Charity that it looked like “the wall is crying” as there was so much damp.

A dehumidifier helped, but something significant needed to be done. The Charity’s newly appointed surveyor recommended repointing the walls and fixing the gutters as a priority. The estimate for this work was £29,000. Unfortunately, the reserves of this small charity had been depleted a few years previously when they encountered a problem in the roof. They also experienced a significant reduction in income when two of the units were unoccupied.

Work begins

The Charity applied to several organisations for support, but report that it was The Almshouse Association grant of £25,000 that allowed them to start with the repointing of the side and back wall and, along with other funds, they were also able to renew the guttering.

The repointing work was carried out over the summer of 2023 by Mathias Restoration, specialists in historic brickwork. The cement was painstakingly chipped out by hand and then lime mortar was applied. Where the original lime mortar was sound, this remained in place.

The power of PR and marketing

The almshouse is situated on a busy corner in the middle of the High Street and they found that people would often stop and ask what was happening. This prompted the Charity to put up a poster explaining the process (and asking for donations).

The project also spurred the Charity to set up a website, Instagram and Facebook accounts and look at their engagement with the town. A reporter wrote an article in the local magazine about the almshouses.

For the first time in the Charity’s memory, they held two open days over the summer and received 400 visitors! Residents were pleased to open their homes and talk to members of the public about living in the almshouses. The public were delighted to see inside the building that they pass every day. The open days raised almost £2,000 in donations and significantly raised the Charity’s profile in the town.

The remainder of the grant, funds from the open days and a generous individual donation enabled the Charity to complete the gutter project.

“There is less to see of a ‘before and after’ with the gutters, as with renovations to listed buildings much of the idea is that you don’t see a difference! We do have a splendid new hopper on display at one end so people can tell that something has happened!

We will probably need to wait until next year to really see the impact of this project, but the building already feels dryer and the dehumidifier which is running in our one vacant unit is collecting less water. The wall with the big damp patch and cracks from the first picture looks much better.”
Charity Trustee

Project advice for other charities embarking on a renovation

“If you are facing the prospect of multiple building projects, totalling a significant sum, break them down into smaller individual projects and look for the funding for each. You are more likely to get several smaller amounts than one large amount. Also, if you start the process and complete some of the smaller projects, it demonstrates your ability to raise funds and could give other sources of funding more confidence in your capacity to get things done.”

The photos above and below have been shared by the Charity to show before and after each step of their project and to demonstrate how the grant has been well spent. We would like to congratulate all the trustees and contractors for their hard work and determination to get the job done. We can see the difference it has made to the building and know that it will also make a difference to the living conditions of the resident.

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.

John Sayer Almshouses

John Sayer was a loyal adherent to Charles II during his exile and became his chief cook after the Restoration. He lived in Berkhamsted Place. Sayer’s acquaintances included the diarist Samuel Pepys who recorded the following passage in September 1661:

“I went with Captain Morrice into the King’s Privy Kitchen to Mr Sayers, the master Cook, and there had a good slice of beef or two to our breakfast; and from thence he took us into the wine cellar where, by my troth, we were very merry, and I drank so much wine that I was not fit for business”.

In his will dated July 1681, Sayer bequeathed £1000 in trust “for the building of an almshouse and the purchasing of lands for the relief of the poor in Berkhamsted St Peter”. He did not live long enough to finalise the details; his wife Mary dealt with implementing his wishes. The building cost £269, the balance being invested. She outlived John by 30 years. John Sayer’s black and white marble tomb is located in the Lady Chapel of St Peter’s church
(extract from the website of John Sayer almshouses)

Repointing Project

Guttering Project

Michael Gove’s ‘Inside Housing’ interview

Almshouse Association CEO, Nick Phillips, comments on the Michael Gove interview in Inside Housing

That takes us to Mr Gove’s idea for how this could be achieved. Two streets down from DLUHC’s headquarters in Westminster is Page Street, one of London’s most striking housing estates. Its chunky, chequered blocks were the work of the Duke of Westminster, who was looking for a legacy. He gifted the lease to the council in 1929 and commissioned high society architect Edwin Lutyens to design homes specifically “for the working classes”.

A century later, as housing associations struggle to maintain their development programmes under economic pressure, Mr Gove says this altruistic vision for high-quality social rent homes might be reinvigorated. “We can look at some of the existing major landowners who are keen, out of a sense of stewardship, to provide more land for development, and who are keen to ensure that when that land is developed, there is a mix of genuinely affordable and socially rented homes, to do more,” he says.

Prince William’s initiative to use his private estate, the Duchy of Cornwall, for more social rent homes is one example, he suggests. “We are convening conversations with other major landowners in order to see if we can do more, because if you’ve got a whole society approach… then we can build on the progress that we’ve made.”
Extract from Inside Housing Magazine, published 5 March 2024, by James Riding

I read with great interest the Inside Housing interview (5 March 2024) with Michael Gove, Secretary of State for Levelling Up, Housing and Communities of the United Kingdom by James Riding.

In the frank piece, Gove sets out his course for social housing amidst a world of affordable housing offers that include a growing ‘for profit’ sector. As he mentions, we need more homes that people can afford – yes, definitely – but, as Gove says, it is not just about numbers – it must also be about scale and community connection. How much better would it be if we can build affordable housing in the communities where the residents already have connections, reducing isolation and loneliness?

Michael Gove states that “By expanding the number of homes for social rent, you can reduce the housing benefit bill overall, and you can give people a sense of stability and community”

We could not agree more with the sentiment of his message. More affordable – proper affordable – homes (not at 80% of market rents but at a level that does not create hardship for residents) are, without any doubt, desperately needed. And one of the ways this could be achieved is to help release the shackles placed upon the charity affordable homes sector (which includes almshouses). Unlike large housing associations, these small-scale local housing models, that date back centuries and centuries, are providing people with affordable homes and enabling them to stay in their local communities.

Recent evidence shows that living in almshouse communities not only adds quality of life for residents, it’s also adding years to their lives while reducing costs for the healthcare sector.

Almshouses can be part of the solution to providing more affordable, community led housing that have amongst the lowest charges (they charge a weekly maintenance contribution, not rent) in the sector and consistently offer homes within strong micro-communities. Government would only need to formerly recognise the almshouse model as ‘affordable housing’ under the Governments planning policy and grant local councils permission to offer small plots of land for new almshouses to be built.

In today’s world of increased isolation, loneliness, lack of community and very limited affordable housing, the time to celebrate and support this valuable asset is now.

When Michael Gove says, “We absolutely need more homes for social rent,” …. almshouses can be part of the solution – they are established, proven, and are one of our historic success stories. Recognising almshouses in the National Planning Policy Framework will free up local councils to support almshouses under Section 106 which will follow with more almshouses being built in the community, benefiting more people in housing need for generations to come.

The next generation of almshouses may not be just for older people in need but for others who would benefit from warm, safe secure homes in strong communities. Indeed they now include young families, young single people, young people leaving care or refugees and the homeless.

I very much welcome the opportunity to speak to Michael Gove and to take him on a tour of some of the thriving almshouse charities in his area – it won’t disappoint!

11 March 2024

Association loan helps Thomas Amphlett almshouse renovations

Case Study: The Charity of Thomas Amphlett, The Farthinghoe Almshouses

The Charity of Thomas Amphlett was provided with a loan from The Almshouse Association for £25,000 at the beginning of 2023 to update and install a new bathroom in each of their three almshouses and to externally insulate the three bathrooms and flat roofs.

The Board has kindly put together a report as they reach the half way point of the project with the bathrooms complete and the insulation work planned for 2024.

History of the Charity

The original foundation goes back to 1830 when Reverend Francis Litchfield agreed with Thomas Amphlett to set aside land in Farthinghoe, Northamptonshire for the building of three houses for the poor aged 60 and over, resident in Farthinghoe. The houses were built in 1837 and the Churchwardens of the parish of Farthinghoe confirmed as legal trustees by the Charity Commission in 1881. The Charity Scheme was amended in 2007 to enable younger residents in the parish of Farthinghoe or the surrounding area at the time of appointment to be considered, with the permission of the trustees.

Unfortunately over the years the almshouses had fallen into disrepair. With the input of two new trustees, including the writer, in 2003/2004, it was evident that extreme measures needed to be put into place to secure the future of the almshouses. Previous discussions and meetings had considered merging with another almshouse charity, or at worst the possibility of a Closure Order. The trustees were faced with a cottage which had been empty for some five years, two occupied, but with one resident refusing to pay weekly maintenance contributions due to the extent of outstanding work to be carried out. It was interesting to read notes of the Minutes in 2005 that the charity was at that time unable to service a loan from The Almshouse Association. However, now determined to save and refurbish the property the new trustees investigated raising the necessary funds.

Raising funds for renovations

With the help of Trevor Hargreaves from The Almshouse Association we were recommended for a grant from the Oliver Borthwick Trust which resulted in a grant of £5,000 in July 2006. From this pivotal donation others followed including £6,000 from South Northamptonshire Council towards the damp-proofing and £7,500 and £3,500 from a very generous anonymous donor. The Farthinghoe Parish Council and the local allotments also contributed. Richard Marriot from the Oliver Borthwick Trust had visited No 3 Almshouse on 5 February 2007 and would report back on how their grant would be spent. I know they would be very pleased to know that their grant to the charity helped to form the almshouses into the comfortable homes they are now with very happy residents.

In 2007 the trustees were able to begin the extensive refurbishment of the Farthinghoe Almshouses.

Over the last sixteen years the trustees are pleased to report that the one-bedroom terraced houses with gardens have had the following work carried out.

Damp-proofed with outside remedial work
Replacement double glazed porches/new double-glazed windows and doors/security locks
Updated rewiring and plumbing
New kitchens, carpets and decoration
New felt roofs to bathroom extensions
Updating heating (night storage units)
Boundary fencing and extensive work to gardens

Due to these improvements it had been possible for trustees to contact The Fair Rent Department and implement a higher Fair Rent giving trustees the necessary means to implement maintenance provisions and reserve funds for the future.

By 2022, the trustees had followed up with further improvements:

Exterior replacement underground pipework which had perished with three separate stop cocks and water meters and modern pressurised water systems.
A new slate roof with Velux skylights.

£25,000 Loan from The Almshouse Association for three new bathrooms and insulation

Would the trustees be able to replace the bathrooms housed in single storey extensions built in 1966? Yes! With a loan of £25,000 arranged between The Almshouse Association and The Charity of Thomas Amphlett. The trustees had originally approached the Association for a grant but were delighted to be offered this loan which will enable three new much needed bathrooms to be installed in the cottages.

Additional funds from other organisations were now not needed. Had the trustees not been the recipients of this loan, the bathrooms would probably have been carried out one by one. Once the paperwork for the loan was completed in May 2023 the task began of finding suitable contractors to carry out this integral work.

Before the project began

The trustees were keen to upgrade all the sanitary ware, add extractor fans and replace the baths with modern wall mounted showers and bar mixer systems, which would be easier, safer and more economical for the residents to use.

Having gained quotes from three local plumbers in 2022 the trustees decided to accept that of Town & Country Plumbing & Heating who were reasonably priced and had the additional bonus of a full team of tradesmen to call upon so that they would be able to complete each bathroom quickly and efficiently.

Two trustees visited the plumbing supplier’s showroom (Banbury Heating & Plumbing) to choose flooring, tiles, sanitary ware, shower systems and taps. Only two changes were made being the colour of the flooring and the basin taps.

The project begins

Work commenced on 10 July and all three bathrooms were completed by 11 August, with just one more day of work on 18 September, being the final making-good and decoration. There was some miscommunication at times with Town & Country, but it resulted in an aesthetically pleasing design and the trustees appreciated their pragmatic approach. We would recommend Town & Country Plumbing & Heating Ltd (Banbury) for the quality of their workmanship and keeping to their quotation. Their plumber was also very sensitive to the needs of the residents.

There was obviously disruption for the residents but this was kept to the minimum possible and the plumbers ensured there was always a working toilet and water supply to the kitchen sink. They all coped very well with the disturbance and some were able to visit nearby relatives for baths/showers when necessary. Hopefully all this is a distant memory now as all three are delighted with their new bathrooms. Placing the shower control unit within easy reach when entering the shower was much appreciated. One resident has had a recent hip replacement operation and being able to shower as opposed to bathe is a blessing. Two of our residents wanted to contribute to a radio show they were listening to by recommending the Town & Country employees live on air!

Lessons learnt and helpful tips

During the work one or two trustees attended at the almshouses every day to be on hand for any questions from the residents and plumbers. In hindsight we would like have been on site when deliveries were unpacked to check that they were correct. An example of this was the colour of the bathroom flooring; the same colour had been ordered for all three, but ended up being fitted with different colours to each bathroom. The trustees accepted this and now consider them to be more individual for the residents. We therefore recommend some “give and take” with any almshouse project.

Part of the loan is to be used to insulate the single-storey bathrooms. The unexpected discovery of a cavity in the exterior walls, whilst drilling for the new extractor fans, may mean a different approach to the type of insulation and possible replacement double glazing. Having received further advice and quotes, the trustees will decide on the best way forward to get the work completed in the near future and inform the Association of their decision. Any work on the roofs may have to wait until it stops raining!

My parting advice to other almshouse charities is to know where the mains stop cock is before starting any projects!

At the beginning of the first project in 2007, when an internal leak occurred, no one knew where the stop cock was, not even the Water Board! It was eventually found by a visit from the Water Board and now the cottages also have individual stop taps.

We are very pleased with the result of our project and I would particularly like to mention fellow trustee Merry Wadlow who played a major part in it’s success. We wish other almshouse charities good fortune with their proposed plans.

We would like to thank The Almshouse Association for their generosity and kindness in choosing our charity to be the recipient of their loan and for their trust in us. It is very much appreciated. I would also like to thank Fenella Hall, the Loans and Grants Administrator, without whose help I would have been lost at times. Her endless patience, knowledge and friendly manner made the whole project more simple than it at first appeared. After a conversation with Fenella everything was alright!

_{Written by: Mrs Jenny Forbes (Chairman), Trustees, Mrs Merry Wadlow, Mr Victor Tolchard, Mr Andrew Bowyer, 2 January 2024}

Did you know?

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

posted 22 February 2024

St John’s Foundation Celebrates 850 Years of Service

On 1 February 2024 Her Majesty The Queen visited St John’s Foundation to mark the 850th anniversary of St John’s Foundation in Bath.

HRH Queen Camilla began her visit to Bath by meeting St John’s almshouse residents for tea and cake in the charity’s chapel, St Michael Within.

“It was an absolutely delightful day. Her Majesty exuded kindness towards each of us. She took a genuine interest in our lives, talking to us all individually and asking thoughtful questions. To have such a personal interaction with her was quite honestly was a cherry on the cake for my life.”
Islay, resident at the St. John’s Foundation almshouses

HRH then made her way through the centre of Bath to arrive at Bath Abbey where she was greeted in the courtyard by over 600 school children from five of the local schools that St John’s works with.

Within the Abbey, over 600 guests gathered for a Service of Celebration that paid tribute to the history and impactful legacy of St John’s Foundation over the last eight and a half centuries. Attendees included many of the charity’s direct beneficiaries, including older adults residing in the charity’s almshouses and local school children supported by its initiatives.

Guests heard a performance of ‘A Million Dreams’ and ‘Sing’ from the Voices for Life choir. The choir which was made up of 90 year 4 pupils from the local schools St John’s works with, was created specifically for the occasion.

Following an address which outlined St John’s future ambitions, CEO David Hobdey invited Her Majesty up to unveil the charity’s commemorative 850th plaque. The plaque will be laid within St John’s city centre courtyard, a place which has been the charity’s home for the last 850 years. Her Majesty, as Duchess of Cornwall, became Patron of St John’s Foundation in 2009. Her Majesty last saw the work of St John’s Foundation during a visit in February 2022 to Roundhill Primary School.

Reflecting on the service, David Hobdey says:

“It was an honour to have Her Majesty The Queen join us today to celebrate our 850^th anniversary. Her Majesty’s attendance made a very special day even more poignant, and we are so grateful to her for taking the time to meet our residents and join our Service.

It’s an incredible achievement to reach 850 years and humbling to think of all the historic events and upheavals that St John’s has survived. We are thankful to everyone who attended to help us mark this occasion. St John’s Foundation’s mission is to keep driving forward to continue addressing the needs in our community and changing lives, for good, for the next 850 years.”

Guests were invited to remain in the Abbey for a reception following the Service, where they heard from Executive Head of St Michael’s Church Junior School, Clare Greene, who spoke about the impact St John’s Foundation has had on local under-served pupils.

St John’s Foundation will be hosting several events later in the year to continue the 850th celebrations. These will aim to involve as many people in the community as possible, especially the charity’s direct beneficiaries, and raise awareness of St John’s work in Bath and North East Somerset.

About St. John’s Foundation

Established in 1174, St John’s Foundation is the oldest charity in Bath and 11th oldest in England. For 850 years, St John’s Foundation has been changing people’s lives, for good. As one of the UK’s oldest charities, they are proud to serve Bath and the surrounding area.

But they are still facing many of the same problems today as we have been throughout the centuries. It’s a dilemma that prompted the charity to launch the Foundation Fund in 2020. This work focuses on making sure every child under 12 has the chance to grow up as a healthy, happy, and educated member of our community; that they have the support they need to lead fulfilling, independent lives beyond school and into older age. St John’s is determined to narrow the primary school educational attainment gap, which is particularly acute in the BaNES area. Alongside this, they continue their long-standing work providing older people with housing and outreach services. With older adults now outnumbering younger people in the region, it’s more important than ever to foster an age-friendly community, promoting independent living for longer.

By addressing the needs of under-served young people, they believe they can change the direction of their lives, so that when they’re older, they won’t need us. The city and the neighbourhoods around it are beautiful and age-old. However, divisions and inequalities are concealed behind the veneer of Bath stone and rural beauty. St John’s work to address these modern challenges, forging connections with like-minded charities and donors to boost our impact. It’s a long-term strategy, but they’re unwavering.

posted 8 February 2024

Top photo credits: Beata Cosgrove Photography and Anna Barclay

Association’s inaugural Research Conference, London

The Almshouse Association holds its first Research Conference

In January 2024, Nick Phillips, CEO of The Almshouse Association, hosted the inaugural Almshouse Association Research Conference at Mercers Hall in London, inviting 25 prominent researchers, funders, architects and almshouse managers from across the UK and Europe.

The event opened with a review of the significant studies undertaken in the field so far, with attendees presenting their research focus and findings. Discussions followed exploring forthcoming priorities and building awareness of the almshouse movement.

In the last decade, interest in the almshouse model has surged, prompting researchers to delve into a better understanding of the almshouse model while gauging the positive impact almshouses have on their residents.

Whilst other related research has probed social housing, private elderly rented housing, living in historic buildings and co-housing, incorporating elements of the almshouse model, the primary focus of this conference was the assessment of the almshouse model itself, extending the focus to identify pivotal factors contributing to the impact of almshouses on residents and the community, encompassing architecture, community scale, governance and societal changes.

“It was a really insightful day and fantastic to meet other academics and share findings…”

The garnered insights will serve to prioritise areas for future research, potentially steering the almshouse model and similar models towards enhanced community housing solutions.

Special tours took place on the second day of the conference. Firstly, Hopton’s Almshouses, one of the most iconic almshouse dwellings belonging to Association members, United St Saviours Charity, then onto Appleby Blue, its polar opposite and the Southwark charity’s most recent innovative almshouse development. These tours aimed to underscore the striking parallels between the old and the new, firmly rooted in the timeless architectural design principles of almshouses—emphasising community, neighbourliness and compassion, all of which are integral aspects of their heritage which spans a millennium.

Post-tour, the group exchanged experiences from each almshouse and contemplated how these insights could positively shape the future of almshouse development.

“As interest grows in the past research and developing recognition of the success of the model it is more important than ever that we understand the human and built environment aspects that make the greatest difference. It was a pleasure to see interest from the UK and Dutch leading universities.”
Nick Phillips, CEO, The Almshouse Association

posted 29 January 2024

Energy efficient and environmentally friendly improvements

Case Study: Kettlestone Charities, Little Snoring, Fakenham

This Charity received an Almshouse Association loan of £25,000 towards the cost of insulating the end of the property (bathroom), upgrading the hot water and heating system, and installing solar panels on the south-facing roof.

Clerk, Joanna Otte, has kindly shared the background to the renovations and takes us on their journey to a greener future:

Background

The small village of Kettlestone is fortunate to have two almshouses which provide affordable homes in North Norfolk where many local people are priced-out of the housing market and fewer properties are available for long-term rent.

Both the almshouses are believed to have been instituted during the 18^th century for the benefit of the needy within the parish of Kettlestone. One, the Schuldham Almshouse, was established in 1776 by bequest of Francis Schuldham, the then Lord of the Manor. The other, which was originally two dwellings, was bought by the parish and is thought to replace an earlier cottage of about 1736.

The latter, a single storey building, was renovated in 2010 (also with the support of a loan from The Almshouse Association). During that renovation the central wall, with its back-to-back fireplace for the original cottages, was removed to create a comfortable open-plan kitchen and living room with high-level insulation. The bathroom, however was not included at the time as it had only recently been turned into a wet room.

The project plan

Now, over twelve years later, the trustees needed to insulate the bathroom properly. As the occupant was moving to be nearer family, it was agreed that it was an opportune time to upgrade the heating and hot water systems as well as improve the insulation of the bathroom.

Advice was sought from ‘Leaping Hare’, a local company specialising in energy-efficient products. They suggested:

that the old immersion heater (which only heated enough water to fill a quarter of the bathtub) should be replaced with an energy efficient hot water system
the night storage heating should be replaced with more efficient infrared heating panels, and
solar panels (with a storage battery) should be installed on the long south-facing roof to provide electricity for the property.

During a morning in the empty almshouse with both Katharine from Leaping Hare and Craig from Osier Developments the plans began to take shape and adjustments made in order to improve the initial ideas:

Craig and his team would strip out the bathroom and the airing cupboard, insulate the exterior walls, replace the toilet, remove the bath completely and in its place install a vanity unit with a sink.
They would also carry out the repairs to the brick and flint work on the exterior of the building which had been identified in a recent Quinquennial Inspection.
Katharine and the Leaping Hare team would install the new hot water heater with additional pipes to the shower and the kitchen sink as these had previously been supplied by individual electric units.
Leaping Hare would also install infrared heating panels to the sloping ceilings of the living room, kitchen, porch and small corridor, and to the flat ceiling in the bedroom. This would free up wall space for bookcases or cupboards and allow the occupant to arrange furniture without the need to allow for hot air to circulate from wall-mounted storage heaters.
The heating in the bathroom would be provided by a large infrared mirror above the vanity unit, directing heat towards the shower.

Raising the funds

The initial quotes for the project came in at just under £37,000. Unfortunately the property was not eligible for grants from the County Council Warm Homes initiative nor from the local offshore windfarm fund.

So the Trustees applied to The Almshouse Association for an interest-free loan of £25,000 (plus 5% admin fee). The application process was thorough, but straightforward and assistance was available from the administration staff. The application was successful which meant that the trustees could go ahead with the full programme of improvements and upgrades, while still having funds available to tackle the maintenance and repairs which had been identified in Quinquennial Inspections for both almshouses (the other almshouse needed a new front door, repointing to brickwork and repairs to two chimney stacks).

The total cost of the heating, water and electrical and insulation upgrades (and the additional maintenance) at the almshouse came to just over £47,500. So the loan from The Almshouse Association was a great help and much appreciated by the trustees and clerk.

Payback on solar panels

The trustees discussed how to achieve the pay-back on the solar panel investment without disadvantaging the new occupant.

A number of options were considered, including taking on responsibility for the electrical bills. The latter was rejected as the trustees did not wish to be responsible for non-payment of bills nor to impinge on the occupant’s independence and incentive to use the solar-powered electricity, hot water and heating systems efficiently in order to get the ‘feed-in’ payment.
After much discussion and a helpful spreadsheet, it was decided to add £7.30 to the Weekly Maintenance Contribution which had in turn been set with reference to the Fair Rent Valuation from the Valuation Office Agency. This figure would mean that the investment in the solar panels would be recuperated over 40 years, while the occupant would benefit from low energy bills.

Happy resident, better environment

The new occupant is thrilled with her home and moved in as soon as the building and installations had been completed. With these measures in place the almshouse is more comfortable and cost-effective for the occupant in the short and long term, and has a beneficial impact on the environment and climate by reducing the use of and reliance on fossil fuels.

Did you know?