Almshouse Stories | The Almshouse Association

Residents come together for community Christmas lunch

Almshouse residents came together to enjoy a festive lunch last week at the Chantry House provided by the Henley Municipal Charities and cooked by Pavilion Foods.

Resident Debra who has moved down from Hartlepool attended for the first time this year. She said, “I’ve met some new people today; Jenny and Father Jeremy which is nice. Christmas is not all about family it is about community. If we can gather in place like this it is ‘custy’ (class)! We have become too materialistic and we need to come down to earth again.”

To read the story in full, please go to Almshouse Residents Come Together for Community Christmas Lunch – Henley Herald

posted 20 December 2024

Christmas message from CEO

CEO Christmas message and office opening times

The Spirit of Christmas: A Heartfelt Welcome at the ‘Inn‘

I am, and hope always will be, a huge fan of Christmas. The twinkling lights and the warmth of friendship is heartening but is nothing without some connection to the essence of the Christmas story – a story of, in many ways, overcoming enforced travel from a safe home to an unknown future.

The Seven Works of Mercy were the foundation spirit of the almshouse movement: feed the hungry, give water to the thirsty, clothe the naked, visit the sick, visit the imprisoned, bury the dead, and provide shelter for the homeless.

These foundational values gave rise to the concept of almshouses, originally established as ‘hospitals’ (rooted in the tradition of hospitality). For over one thousand years, they have served as sanctuaries for those in need of shelter and they continue to fulfil that vital role today.

Almshouses provide not just a warm, safe and secure home, but also a sense of belonging within a community. For those navigating difficult times, they can offer a tranquil place where hope can flourish.

Many residents have faced unplanned enforced journeys through financial pressure or the challenges of homelessness with the structures they relied on disappearing before their eyes, leaving them vulnerable and anxious. For many it is a world of uncertain fearful journeys and in the winter it is so much worse somehow; the dark cold evenings leave many in need of stability and warmth which almshouses provide.

OFFICE OPENING TIMES

Christmas Eve
normal working hours
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Christmas Day – New Year’s Day
Office is closed
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Thursday 2 January 2025
normal working hours

Given the proven benefits of almshouses; the substantial savings in financial and social care costs; the positive impact on health and well-being; their demand far surpassing supply, one must ask, “why more are not being built?”

The need for almshouses extends far beyond the UK; they could offer much-needed refuge and warmth across the globe. In the Middle East I know of one almshouse that, if it still stands amidst the chaos, provides food and shelter to homeless children every day. This almshouse embodies the spirit of the Seven Works of Mercy and, tragically, may now find itself delivering on most of them. Yet, it probably remains just a solitary beacon in a hundred-square-mile expanse of devastation.

Christmas magnifies the importance of having a warm, safe and welcoming home. It’s a time when the absence of this can feel stark and brutal. Within their walls, almshouses offer to those who may have faced life’s toughest challenges, meaningful connections and nurture hope for the future.

For many older people this is often the case, but imagine a young person leaving the care system and entering adulthood with limited resources or support. For them, an almshouse could offer stability and a structured environment where they could develop life skills, gain independence and build confidence. For a single parent struggling to balance the needs of their child with the weight of financial insecurity, an almshouse could become a sanctuary providing a community and a breathing space. For refugees fleeing unimaginable hardship, these spaces could offer a chance to start again.

I feel very fortunate to be involved in the almshouse movement with such dedicated people around me. I am very aware almshouses cannot solve the chaos of the world or resolve every challenge in a person’s life, but I think another 10,000 almshouses in the UK would be a good starting point and goodness knows how many would be needed elsewhere in the world to do the same.

When we think of an ‘Inn’ on a cold winter’s night, we picture a haven of warmth and welcome. While almshouses are not ‘Inns’, they embody much of the same spirit. I am unwavering in my mission to champion the creation of many more of these exceptional homes or “Inns.” My hope is that philanthropists worldwide will be inspired to join our cause and the transformative impact almshouses have on the lives of their residents.

Have a warm and peaceful Christmas and thank you for all you do to keep the fabric and spirit of a warm welcome for residents.

Nick Phillips
CEO | The Almshouse Association

New almshouses in High Wycombe

Two new almshouses officially opened in High Wycombe

Article published in Bucks Free Press, 1st December, by Elizabeth Scott

The Mayor of High Wycombe, Councillor Nathan Thomas, unveiled the new residences at Chichester Close on Thursday, October 24.

The addition was welcomed by Councillor Lesley Clarke OBE, chairman of Wycombe Almshouses, who, during her speech, expressed her pleasure at the expansion.

_{Outside entrance of the building (Image: Neil Marshment)}

She said: “On behalf of the trustees, we are delighted to be able to add to the Wycombe Almshouses stock. Wycombe Almshouses started way back in the 15th century, and we welcome our two new residents to the Almshouses and hope they will be very happy in their new homes.”

The opening ceremony also saw the attendance of Simon Ling, trustee of the The Almshouse Association.

Wycombe Almshouses, a charity that has been rooted in High Wycombe for several centuries, has been on its current site since 1971.

_{Cutting the ribbon (Image: Neil Marshment)}

This was after the previous almshouses on Easton Street were demolished. The new build, which includes solar panels and underfloor heating, has been praised for its exceptional quality.

Paul Turner, the almshouses manager, said: “The contractor DBC Contracting Ltd of Watford has done an amazing job and has given us and our future residents homes to be proud of.”

The design of the new buildings was the work of Richard Clarke, an architect and one of the trustees of Wycombe Almshouses.

16 December 2024

Case Study: United Charities of Romaldkirk

Project to convert cottages set to start in 2020 celebrates completion in 2024

The United Charities of Romaldkirk received a £60,000 loan from The Almshouse Association’s rolling fund to support the remodelling of three one-bedroom cottages into two two-bedroom cottages.

History

The Charity, originally known as Romaldkirk Almshouse Foundation was founded in about 1670 by William Hutchinson. In archives the Charity came across this entry:

“MEN & AFFAIRS
HE-FOUNDED ROMALDKIRK ALMSHOUSES AND BOWES GRAMMAR SCHOOL
Visitors to Teesdale must have noticed the sheltered little cottages lying on the outskirts of Romaldkirk village, known as the Almshouses. Their history is barely known. Their founder was William Hutchinson of Delroo who lived for a time at the village of Cragg near Barnard Castle. During the 17th Century, early in life he migrated to London where he acquired considerable wealth. His thoughts however must have clung to Teesdale for not only did he found the Almshouses at Romaldkirk but also a Grammar School at Bowes.
In memory of his preservation from drowning in fording Deepdale Beck between Cragg and Nab Farm a stone bridge was put up at that place. In the western parapet of the bridge there is the following inscription:

“William Hutchinson of Delroo Esquire whose great Charity was most exemplary in all respects. So likewise, in the building of this bridge, the place of his happy nativity which was built in August 1699”.

The Almshouses continue to occupy the original site at Romaldkirk and are known as Hutchinson Terrace. An inscription set into the cottages gives a date of 1671 with them being rebuilt in 1829. It is understood that originally the cottages consisted of six cottages and there is evidence of this within their layout. Until the most recent re-modelling the cottages had many years ago been re-modelled to provide three, one-bedroom cottages.

Background

The cottages needed upgrading to conform with modern day standards and a scheme of works has been undertaken to do this. The building is a Grade II listed building and sits on a small embankment facing south. They are stone built with a Westmoreland Green slate roof. The properties had single-glazed out of character casement windows, no thermal insulation, they suffered with dampness, the drainage required upgrading; the bathroms and kitchens required modernising. The roof required to be replaced.

Planning, Funding, Overcoming Challenges

Carolyn Milburn FRICS, the Agent for the Charity gave advice to the Charity on seeking grant funding from Homes England and on what would be required for a remodelling and refurbishment programme to go ahead.

Carolyn recommended to the trustees that it could be more sensible to convert the three one-bedroom cottages into two, two-bedroom cottages. As the Charity is open to local families, couples and single people who are in need, hardship or distress, it was considered that making available two-bedroom cottages could widen the scope for offering the houses to beneficiaries in the future.

Listed Building Consent was required for this plan and the services of Simon Potter RIBA of John Potter Architect Limited were engaged to design a solution for the remodelling. Once Listed Building Consent was obtained, the Architect estimated the cost of building work and Carolyn, with the assistance of the Almshouse Consortium Limited, put forward a grant application to Homes England.

The grant aid was successful but unfortunately before the works could go out to tender, Covid came along in 2020. This delayed progress for a tender exercise and by the time the works were put out to tender, the cost of materials and labour had increased exorbitantly.

The project, albeit with the opportunity of the Homes England grant funding, became out of reach.

The Charity owned an additional property; the former school building in Romaldkirk. This building had been vacant for many years and prior to 2020, planning permission and listed building consent had been obtained to convert this building into two new almshouses to add to the Charity’s almshouse portfolio. Despite a grant having been obtained through Homes England; because this development required the Charity to become a Registered Provider, and again along with the massive increase in building costs post 2020, the Charity took the decision, reluctantly, not to proceed with this plan. Instead, this building was sold at auction and the proceeds of sale utilised to proceed with the Hutchinson Terrace project.

As the Homes England grant programme was about to end and a ‘start on site’ date was not feasibly going to occur within that programme, the Charity reapplied for a grant from Homes England and this time were successful in achieving a higher grant award for the Hutchinson Terrace project. This, together with the loan from The Almshouse Association was most helpful given the increased costs in building materials.

Completion

The building work commenced in Spring 2023 and has now been completed. The properties are looking extremely smart and modern but still retain their character. All concerned, trustees, Architect, Agent for the Charity, and the Contractors are extremely proud of the result.

Many thanks to Carolyn Milburn FRICS, Partner – Rural Professional for and on behalf of George F. White LLP for providing us with this case study.

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.

To find out more, please click here

posted December 2024

Derelict stables become new almshouses in Melton Mowbray

Hudson’s and Storer’s Almshouses

Almshouse Association Trustee and Chair of The Leonard Hackett Memorial Trust, Tricia Scouller, recently attended the opening of new almshouses in Melton Mowbray.

Tricia writes:

“It was a pleasure to stand in for CEO Nick Phillips and attend the opening of four new almshouses in the bustling market town of Melton Mowbray.

I was warmly welcomed by the Revd Simon Shouler, Chair of Trustees and Mr John Chatfeild-Roberts, High Sheriff of Leicestershire. Approximately thirty guests assembled in the garden on a bright and chilly December lunchtime and tasty refreshments were served, including slices of the famous Melton Mowbray pork pie!

Guests included the local MP Ed Argar and the town mayor Tim Webster, residents, past and present trustees, councillors and the builders, joiners and glazers who built the almshouses.

The almshouses were built by the Hudson’s and Storer’s Charities in the stable block adjacent to the original almshouses. The stables had been built by Lord Melbourn and run by Harry Beeby who stabled the hunters for the famous local hunts. The stables had been derelict for many years.

The new almshouses create a lovely spacious college style courtyard which can be enjoyed by all the residents. Access is through the carriage arch and gateway which hasn’t changed for centuries.

The original almshouses were built by Robert Hudson in 1640 and named Maison de Dieu but the residents just called it The Bedehouse and the name stuck. The Bedehouse remained virtually unchanged until the 1980s when it was converted into four flats.

The stable conversion was made possible by a generous endowment and fulfils a long held dream of the charity to extend the provision of almsflats and create a college garden.

It is always very special to see new almshouses open up and to chat with trustees and residents. This visit was no exception. Thank you for taking the time to make me so welcome and to show me around.”

12 December 2024

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.

Photos with Nick Phillips (l-r) Lee Barron Labour MP for Corby and East Northampton; Linden Grigg, Senior Parliamentary Assistant to Dame Caroline Dinenage MP for Gosport, Stubbington, Lee-on-the-solent & Hill Head; Will Forster Liberal Democrat MP for Woking; Martin Vickers Conservative MP for Brigg and Immingham

posted 12 December 2024

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!

posted 9 December 2024

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”.

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.

A 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

posted 18 November 2024

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.

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

posted 14 November 2024