MPs meet with Association CEO

At Portcullis House, The Almshouse Association lobbies the support of MPs.

Tuesday, 10th December was an exceptionally busy and fruitful day for The Almshouse Association CEO, Nick Phillips, as he engaged in meaningful discussions with a wide array of MPs at Portcullis House.

He received an encouraging reception to his request for greater recognition of almshouses within the National Planning Policy Framework (NPPF). Members of Parliament acknowledged the vital role almshouses can play in addressing local housing needs and expressed their support for their contribution to broader affordable housing initiatives.

The MPs were enthusiastic about raising questions and emphasising the benefits of almshouses, particularly their positive impact on local communities and the potential cost savings for government.

The case for supporting almshouses was compelling, showcasing their ability to assist MPs in fostering communities with safe and secure homes, reducing expenditure on health and social care, and alleviating loneliness, isolation, and homelessness in their constituencies.

Nick will be working closely with Members of Parliament to guide pertinent questions in the House and will continue providing ministers with valuable information to advocate for the recognition and support of almshouses.


Wyggestons Christmas Fayre

Festive fun for everyone who attended the Wyggestons and Trinity Almshouse Charity Christmas Fayre in November 2024.

We were delighted to receive these wonderful photos to share with you:

Wyggestons write:

For the first time in a few years we were able to have a Christmas Fayre at Wyggestons again! The turn out on the day was amazing. We would like to thank everyone that donated something and all of our residents and staff that were involved in making the day so successful, especially to one of our residents, Pauline Stringer, who organised it all. If you came along we hope you had a great time!


Southwark Charities planning more almshouses

Southwark News: Southwark charity to double almshouse capacity offering modern homes to over 150 pensioners by 2030
by Herbie Russell,  3rd October 2024 for Southwark News – The independent voice of the London Borough of Southwark

A Southwark charity will more than double its almshouse stock in the borough providing modern, communal living for over 150 pensioners by 2030.

Southwark Charities, an organisation housing the elderly since 1752, is redeveloping sites in Blackfriars and Walworth currently containing 66 households. 

The “ancient” almshouse model, focusing on communal living and affordability, has been hailed as a modern solution to social isolation and poverty among older people. 

Construction has already begun on the Blackfriars site and will take the number of apartments from 25 to 64.

Chris Wilson, Chief Executive Officer at Southwark Charities, explained the previous almshouses, built in the ‘60s and ‘70s, were not “fit for purpose”.

A computer-generated image of what the Blackfriars Road almshouse could look like. Credit: JTRE London

Although it has always housed elderly people, many with mobility issues, it was riddled with “very narrow entrances” and steps difficult for residents to navigate, he said.

The new Blackfriars building, developed in partnership with JTRE London, will feature a rooftop terrace with “million-pound views” across the city skyline, Mr Wilson said.

Every single floor will have a communal area with gardens and terraces placed on various other levels, plus a ground-floor residents’ lounge.

JTRE London, the development partner, has experience in building state-of-the-art almshouses. In 2023, it built Appleby Blue in Bermondsey, a stunning 57-flat complex compared to a Scandinavian spa.

20 Blackfriars residents have been moved to Appleby Blue, run by United St Saviours, while their homes are redeveloped. They will have the option to move back. 

Southwark Charities’ deal with JTRE London will see the developer build 230,000sq ft of offices on the 220 Blackfriars Road site. In return, the charity will benefit from a new almshouse, a capital premium on completion and a new revenue stream from the offices.

Southwark Charities’ said its balance sheet now stands at £100 million thanks to the agreement. To further celebrate this milestone, the organisation is launching an enhanced membership scheme meaning over 250 individuals will now benefit from its annual stipend and social activities.

The Walworth site, which is still under consultation, is set to have its apartments go from 41 to 86.

Whereas Blackfriars is constrained by the need to build upwards – there is limited space in central London – the redeveloped Surrey Square site is envisaged as a more traditional almshouse design. A large courtyard garden, rounded by up to six-floors of apartments on three sides, and a range of amenities, is proposed. 

Prospective residents must be 55 or older, have lived in Southwark for at least five years, and have been in ‘need, hardship or distress’.

The new flats are all set to be highly affordable with residents paying a weekly maintenance contribution well below local housing allowance.

The history of almshouses, originally called hospitals, colleges or bede houses, stretches back to medieval times when religious orders cared for the poor.  The oldest almshouse foundation still running is thought to be the Hospital of St Oswald in Worcester founded circa 990. 

Residents enjoying a Christmas party at a Southwark Charities almshouse. Credit: Southwark Charities

study done by City University of London, which analysed up to 100 years’ worth of residents’ records from various almshouses in England, found people living in these communities lived longer than is expected for older people living in poverty.

Charlotte Benstead, Operations Manager, said of almshouses: “Even though they’re ancient, they’re the future.

“People aren’t stuck in properties. It tackles social isolation. I’ve worked at Southwark Charities for the last year and a half and I’ve seen the difference it makes.” 

To get a space in the almshouses, people can apply directly or be referred by doctors or local services.

Southwark News paid a visit to Appleby Blue earlier this year where residents heaped praise on their new homes. Rohan Lopez was one of the residents who moved there from Blackfriars in August 2023.

“It’s like living in a hotel,” he commented. “When they showed me my room I couldn’t believe it was just for me. I thought I’d have to share with someone.”

Robert McLeary, 69, was one of the first to move in with his wife Sheree and said they are very happy. 

“Quality of life is excellent,” he said. “It’s like you come back to your apartment and it just feels like you’re on holiday.”

Click here for the Southward News online article

A computer-generated image of what the Blackfriars Road almshouse could look like. Credit: JTRE
A computer-generated image of what the Blackfriars Road almshouse could look like. Credit: JTRE


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:


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


Inside Housing: CEO Comment

Almshouses are social housing in its earliest form, yet they’re still denied social housing status, writes Nick Phillips, chief executive of The Almshouse Association.

The National Planning Policy Framework’s focus on registered providers excludes many almshouse charities, particularly smaller ones. These smaller charities have limited resources and staff and face regulatory challenges that limit their capacity to maintain and expand their housing stock.

The Almshouse Association has submitted a proposal to the NPPF consultation, advocating for almshouses to be recognised as affordable housing, and is developing a code of conduct to strengthen government trust.

Being denied social housing status by England’s chief planning policy legislation means some almshouse charities are omitted from funding. If almshouse charities had access to Affordable Housing Programme bidding and Section 106 funds, the speed and quality of almshouses being built would be substantially increased.

See Nick Phillips’ comment in the latest issue of Inside Housing -Almshouses need to be recognised as social housing to be able to reach their full potential .


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