Almshouse Stories | The Almshouse Association

A 350-year legacy in Worminghall

Worminghall, a village of nearly 600 people on the Buckinghamshire/Oxfordshire border, is home to almshouses founded in 1675 through the bequest of John King, Bishop of London, and his son Henry King, Bishop of Chichester.

Built in the shape of an “H” in Henry’s memory, Bishop King’s Almshouses, Worminghall share their birth year with the Royal Observatory at Greenwich and St Paul’s Cathedral, both of which kindly exchanged warm congratulations.

Originally for six men and four women, the Worminghall almshouses were refurbished in the 1960s into six self-contained houses.

Managed entirely by voluntary trustees, they marked their 350th anniversary on 29 June 2025, the feast of Sts Peter & Paul, with a garden party.

Trustee Grace Blackwell and the village social committee created a welcoming afternoon with book, plant, and bric-a-brac stalls, home-baked cakes, and tea. Wheatley Park School Soul Band played under a gazebo, while neighbours chatted in the sunshine.

The day raised funds for heating upgrades and restoration of the original boundary wall, but its real success was the sense of community.

Kindly sent in by Chris Craggs, Treasurer of Bishop King’s Almshouses, Worminghall

To learn more about these almshouses, please visit: The Almshouses – Worminghall Village

posted 29 September 2025

Almshouses mark legacy of Amy Louisa Robinson

Amy Louisa Robinson Charity, St Albans celebrates 50th anniverssary

This September marked a golden milestone for the Amy Louisa Robinson Charity, which was formally established on 18th September 1975.

Amy Louisa Robinson, a lifelong member of Dagnall Street Baptist Church, left a lasting legacy to her community when she passed away in 1973. Known locally as a landlord, Amy left several properties in trust to provide homes for older people in need.

The Charity’s founding purpose was to:

“- provide housing accommodation either free of rent and outgoings or at nominal rents for needy men and women of the age of sixty-five years or over and being normally resident in the City of St Albans or having family or other association therewith and with preference being given to persons who are habitual members of the congregation of Dagnall Street Baptist Church St Albans.”

This requirement has since been updated to better reflect today’s local needs.

Today, the Charity is a proud member of The Almshouse Association and manages 18 one-bedroom apartments in St Albans. As residents move on, new applicants have the opportunity to benefit from the secure and supportive housing Amy envisioned.

The founding trustees included Amy’s brother Alf Robinson, along with fellow church members George Olney and Peter Cook, supported by surveyor Bernard Grimson and solicitor Richard Lloyd. The work continues today under the guidance of current trustees, assisted by Bretherton Law, part of GT Stewart Limited .

As the charity celebrates 50 years, both trustees and residents reflect on the generosity of Amy Louisa Robinson, a woman who simply wanted to give back to her community.

Thanks to the Amy Louisa Robinson Charity for sharing their story, and congratulations on reaching your 50th anniversary! While this may be a young milestone in the context of the almshouse movement’s thousand-year history, it’s inspiring to hear from newer charities. You remind us that the spirit of philanthropy is thriving and continues to shape communities today.

Pictured above, residents Jan and Caryl

posted 29 September 2025

Thinking about leaving a gift in your Will that will help support almshouses and their residents?

The Almshouse Association has teamed up with Farewill and are able to offer our supporters a free Will-writing service. To find out more, please click below:

Case Study: Refurbishment of Sheppard’s Almshouses

A case study on the refurbishment project of Sheppard’s Almshouses in Amport, Hampshire.

The Almshouse Association provided a £100,000 loan to support the phased refurbishment of Sheppard’s Almshouses. The trustees of the Charity have kindly prepared the case study below to share their experience with fellow members and interested parties.

Introduction

The Sheppard’s Almshouses comprise six one-bedroom single-person cottages in a listed building aged over 200 years.

The cottages were in need of significant upgrade to modernise the kitchen and bathroom facilities, and to provide protection from the weather in the form of damp protection and insulation, as well as fitting new double-glazed windows at the rear of the building.

The project remains in progress at the time of writing. It has taken the trustees over three years to reach this stage. Four cottages (out of six) have now been refurbished.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

Background information on the charity

Sheppard’s Almshouses were founded over 200 years ago by Mrs Sheppard, who was the wife of the vicar of Amport, to provide accommodation for the poor widows of this rural parish. The almshouses are now owned and run by a registered charity (the Trust) and provide for those over 50 in need of housing in the parish or neighbouring areas.

A low historic maintenance charge made the homes affordable but left the trust unable to build reserves for major work. The charge is now aligned with fair rent guidelines.

Project details

In 2021, respected local designer, Charles Liddell, was commissioned to draw up plans for refurbishment that would future-proof the cottages.

Listed building consent was granted in November 2022.

Key features include moving the bathrooms upstairs into new dormers, thereby increasing light and space.

Refurbishment has taken place two cottages at a time, as residents need to vacate temporarily. Harpoint Builders, a local firm familiar with the property, began the first phase in April 2024.

Challenges

Funding – The biggest challenge has been funding. No work could proceed until money was available. The Trust can only currently afford to complete four of the six cottages. No government or local grants were available, and VAT relief was not granted despite the listed status.
Logistics – Trustees also faced logistical challenges in housing residents during the works, often relying on family support or temporary vacancy arrangements.

Resident impact

Residents and their families have been supportive throughout the process. Though temporary relocation has been disruptive at times, their cooperation has been invaluable. Trustees are grateful for their understanding and flexibility.

Minor issues have been resolved promptly by the Trust and contractors.

Loan from The Almshouse Association

The Trust secured a £100,000 loan from The Almshouse Association, which was critical in allowing the first phase to begin.

This provided a much-needed financial boost and enabled work on the first two cottages. Without it, the trustees believe the project would have been severely delayed or scaled back.

Other sources of funding

Local individuals have generously contributed donations, though applications to larger funding bodies have not yet yielded results. Now four cottages have been completed, the Trust are showcasing the work done to encourage further support from the community.
– See First residents move back to historic village almshouses | Andover Advertiser

Unexpected challenges

As expected in a 200-year-old building, structural surprises emerged. The trustees, designer, and builder anticipated some complexity and managed issues pragmatically as they arose.

Reflections and advice

Looking back, the Trust would have benefitted from earlier communication about the need to raise the maintenance charge and build reserves. More proactive fundraising efforts earlier in the project might also have accelerated the timeline.

Advice to other almshouse trusts: build financial resilience early and take full advantage of support networks like The Almshouse Association.

Architects and builders

The Trust is pleased with both the design and execution of the work.

The local knowledge of both Charles Liddell and Harpoint Builders proved a great advantage and they would be recommended to other local projects.

Listed building considerations

The project included extensive work on a listed building, requiring close coordination with the local authority and specialist design and materials.

Resident feedback

Overall feedback has been extremely positive. A resident recently commented,

“It feels like I’ve been given a brand-new home, but it still has all the warmth and history I loved about the old one.”

Community recognition

The project has been well received locally, with good feedback received from the Borough Councillor (see below). The Trust plans to engage further with the wider community.

Opening event and looking ahead

The Trust hopes to host an official opening once all six cottages are complete. This will be a celebration of perseverance, community support, and the legacy of Mrs Sheppard’s original vision.

Maureen Flood – Test Valley Borough Councillor, comments

“I been involved on the periphery, helping, in a small way, the Trustees of the Sheppard Cottages who have undertaken the demanding task of renovating these almshouses.

It is a challenge bringing these historic buildings up to modern housing standards whilst retaining their traditional character and I commend those who undertake the task. It is good news to see these historic, lovely homes given a new lease of life.

I have learnt that almshouses are a part of the modern housing offer and provide much needed and in the true sense of the word, ‘affordable’ housing for those who might otherwise be left without adequate housing.

Almshouses, one of the earliest forms of social housing, address housing inequalities. As a Borough Councillor I particularly appreciate they provide affordable, comfortable housing in an increasingly difficult market for those who might not qualify for traditional social housing options.”

Maureen Flood – Test Valley Borough Councillor

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

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

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

posted 22 September 2025

We are moving!

Dear Members, Colleagues, Partners, Residents, Friends and Supporters

Monday 29 September 2025 – Our team is currently in the process of relocating to a new office this week. During this transition, there may be some delays in our response times. We appreciate your patience and understanding and will get back to you as soon as possible.

If your enquiry is urgent, please don’t hesitate to contact us directly on 01344 452922 or 07926 695718.

Our new address is: The Almshouse Association, Leonard Hackett House, 17-21 Victoria Street, Windsor, Berkshire SL4 1HE. Our telephone number will remain unchanged.

posted 22 September 2025

Association CEO addresses Heritage Alliance on fundraising challenges

Last week, Nick Phillips, Chief Executive of The Almshouse Association, addressed more than 350 members of The Heritage Alliance on the pressing challenges of fundraising within the heritage sector.

Although almshouses exist primarily to provide homes for those in need within local communities, they also represent a vital part of England’s architectural and cultural heritage. In his remarks, Mr Phillips highlighted the increasing competition for donors and philanthropists’ hearts and minds, stressing the need for a clear, evidence-based Case for Support and the enduring importance of strong personal relationships. He also acknowledged that The Almshouse Association faces many of the same challenges as others in the sector, including rising costs and a tougher environment for securing donations.

Nick Phillips said:
“Fundraising in the heritage sector is more competitive than ever. Winning the hearts and minds of supporters is essential, but it must be underpinned by a strong evidence base and genuine impact. Like many of our colleagues across the sector, The Almshouse Association faces rising costs and increasing pressure to secure donations. Working together, and with the support of organisations like The Heritage Alliance, we can continue to protect our heritage while serving communities in need.”

The Heritage Alliance continues to support its members in meeting these challenges and has recently launched a new online funding platform to strengthen opportunities for fundraising across the sector.

Interesting to know how you can support The Almshouse Association so that we can continue to help almshouse charities across the UK provide homes for people in housing need? Please click here.

posted 22 September 2025

A Summer Celebration at Dame Alice Leigh’s Almshouse

In 2025, Dame Alice Leigh’s Almshouse marked 431 years since its first residents arrived in 1594.

To celebrate this remarkable milestone, the residents and their guests, together with the almshouse trustees, clerk and many helpers, enjoyed a summer garden party on the lawn at the back of the almshouses.

It was the first gathering of its kind in many years, and the occasion offered everyone the chance to relax, share conversation and enjoy strawberries and cream accompanied by the occasional tipple! The weather proved to be kind, allowing the group to pose for photographs on the newly constructed resin-bound mobility ramp in the communal garden.

The afternoon was a memorable success, and it is hoped by them all that the Summer Garden Party will once again become a cherished annual tradition.

posted 22 September 2025

Nick Phillips: It’s time to back small housing charities

The latest edition of Housing Today features The Almshouse Association’s CEO, Nick Phillips, who is calling for greater recognition of the role that small charity housing providers play in addressing the housing crisis.

“Small charity housing is getting a raw deal and yet supporting so many people in need,” he says. “The charity housing sector delivers in a way that the social housing and private sector cannot, and it is time they were recognised for their great contribution to the wellbeing of the individual and the communities they serve.”

Despite their unique ability to meet local needs, smaller housing charities are too often overlooked in national debates and policy solutions. Phillips argues that government must do more to ensure these providers have the legislative backing and resources to grow.

Click here to read the Housing Today full article.

posted 22 September 2025

MP visits award-winning almshouse development

Cambridge charity, Girton Town Charity (GTC), hosted a visit from its local MP on Thursday 28^th August to showcase its ground-breaking new almshouse development.

Ian Sollom, MP for St Neots and Mid Cambridgeshire was welcomed at Girton Town Charity’s Dovehouse Court development, which had been selected by the Royal Institute of British Architects (RIBA) as a recent winner of a RIBA East Award for its inspiring design and futureproofing technology .

A tour of the development by GTC Chair Ann Bonnett and representatives of RIBA and Mole Architects who created the award-winning design included a visit to one of the homes where Ian Sollom was able to talk to a resident and hear first-hand what it is like to live there.

Dovehouse Court is one of the the first almshouse developments in the country to fully conform to Passivhaus standards and has already been recognised with a number of prestigious national awards for its energy efficiency combined with adherence to design principles with a central courtyard to encourage social interaction.

Awards include: Innovation For Living Award from the Almshouse Association; British Homes Awards for the Later Living/Supported Living Design of the Year; Judges’ Award for Sustainable Project of the Year; and most recently the Royal Society of British Architects East Award.

The Passivhaus status ensures that the 15 single storey apartments enjoy low energy costs, with operational carbon consumption at just 34.1 kilowatt hours per square metre each year, lower than the target in RIBA’s 2030 Climate Challenge.

Other benefits are improved indoor air quality, stricter levels of airtightness, mechanical ventilation and heat recovery as well as high levels of building insulation.

The development allows for extended independent living including easy wheelchair access. The internal layout provides a master bedroom and small second room and open plan living/kitchen/dining area with access to balconies or individual terraces on the ground floor, as well as communal landscaped gardens, an orchard and allotments.

Matt Blakeley, Regional Director for RIBA Central, said: “Dovehouse Court is a shining example of how great architecture can transform lives. By combining innovative design with the highest standards of sustainability, this project demonstrates the power of architecture to address both social and environmental needs. It is a privilege to see such forward-thinking design recognised here in the East region, and to celebrate the collaboration between client, architect and community that has made it possible.”

Ian Bramwell, Director at Mole Architects said: “We were delighted to welcome Ian Sollom to Dovehouse Court, where he was able to see the almshouse development, designed to rigorous Passivhaus standards, demonstrating how low-energy design, superior insulation, and advanced ventilation systems help in the creation of sustainable, community-oriented housing”

Ian Sollom added: “What struck me most about my visit was hearing about and meeting residents who are genuinely thriving in their new homes. This isn’t just about creating energy-efficient housing – it’s about creating a space in the community where people can live with dignity and independence. Girton Town Charity and Mole Architects have shown what’s possible when we prioritize both sustainability and human wellbeing.”

[Above photo: Left to right: Mark Vile, Dovehouse Court resident; Ann Bonnett, Chair Girton Town Charity; Ian Bramwell, Director Mole Architects; Ian Sollom MP; Matt Blakeley, Regional Director RIBA Central. (Photo credit; Perry Hastings; Girton Town Charity)]

posted 11 September 2025

A century of care in St Day

WJ Mills Cottages Trust celebrates 100th anniversary with a Cornish feast and unveiling of commemorative plaque

One hundred years ago, William Mills founded an almshouse charity in St Day, Cornwall, to provide homes for those in need. Today, his legacy continues through the dedication of his great-granddaughter, Lizzy Wilson, who has served as a trustee for 45 years, supported by her husband Chris, fellow trustees, and a vibrant community of residents.

_{William Mills, Great, Great Granddaughter, Lizzy Wilson with Nick Phillips, Association CEO}

Over the years, the charity has expanded, developing new almshouses and creating a communal hall at the heart of village life. Their ambition remains strong, as the demand for affordable housing continues to grow. Meeting Lizzy, her fellow trustees, and the residents was an absolute pleasure—the sense of friendship and community they have nurtured is truly inspiring. William Mills would surely be proud of all that his family and the charity have achieved. For the residents, these almshouses are not just homes but warm, welcoming places surrounded by good neighbours.

Nick Phillips, CEO of The Almshouse Association, was invited to unveil a commemorative plaque, although the strong Cornish weather had already helped with that task!

In his remarks, Nick spoke of the lasting impact of William Mills’ vision, the thriving community it inspired, and the extraordinary dedication of Lizzy and her fellow trustees.

The celebration concluded in the new hall with a true Cornish feast – pasties and cake – shared among trustees, residents, and friends.

Interested in leaving a legacy? Find out how you can leave a gift in your Will here.

posted 11 September 2025

From bequest to build: the journey of Elbourn Memorial Housing Trust

CASE STUDY: How a village trust partnered with developers, overcame challenges and delivered new homes

In 2023 South Cambridgeshire District Council granted planning permission to Elbourn Memorial Housing Trust (the Trust) for two 1-bed and two 2-bed properties to be built adjacent to the three existing almshouses, together with landscaping and shared parking.

In addition to utilising the developer’s Section 106 obligation, the Association supported the Trust with a £25,000 grant and £75,000 interest-free loan.

A further loan was secured from Charity Bank, with the Trust also utilising some of its reserves to make the project viable.

History

Elbourn Memorial Housing Trust (the Trust) was established in 1950, with a bequest from the late Miss Elbourn who lived in the village of Bassingbourn, South Cambridgeshire.

The Trust manages three single occupancy properties in High Street, Bassingbourn and, in line with the wishes of Miss Elbourn, the scheme provides affordable accommodation for local people in need.

The original ‘scheme of governance’ was established and registered with the Charity Commissioners for England and Wales in 1951. It was amended most recently in October 2023 when the trust became a Charitable Incorporated Organisation (CIO).

The work to become a CIO was initiated because of a desire to build additional almshouses, initiate commercial agreements and limit any potential liabilities for trustees.

The Trust has on average, four trustees. The recruitment and retention of trustees remains the biggest challenge.

Demographic need

More recently, as an existing single occupancy almshouse became available it became apparent that the ‘need’ had shifted from being predominantly older people to couples and young families that could not afford private rentals, to purchase a home or were struggling to access the small stock of council properties.

Historically, the land owned by the Trust has not been fully utilised and sufficient space to build additional homes has always existed. It was agreed that new builds should be houses (as opposed to the three existing single storey dwellings) and a mix of one and two bed homes.

This necessitated a change in our processes and handbook but allowed the Trust to adapt to better suit local need.

The opportunity

The Trust’s income and reserves were not sufficient to initiate a build programme. Having investigated planning applications within the South Cambridgeshire District Council (SCDC) planning portal, a trustee approached a local developer who had been granted planning permission to develop a parcel of land within the village to discuss off-setting their Section 106 (S106) affordable housing obligation.

Initial discussions took place with the developer where we outlined our idea to utilise the Trust’s land and frame a potential financial agreement whereby the Trust and developer contributed roughly equal amounts to the project. Furthermore, it was proposed that the developer undertake all building works.

This approach would reduce the developer’s S106 commitments and permit a more profitable utilisation of the developers site by avoiding a scenario where affordable homes were built within a prestige development. It would also allow a small trust like us to undertake a building project as the customer and to partner with an established and experienced property development company. More importantly, it would facilitate the build at cost (i.e. zero profit margin to the developer) thereby minimising the Trust’s share of the total project cost.

The process

It was agreed that the developer would work to include the utilisation of the Trust’s land into their S106 agreement with SCDC. An existing trustee and local architect developed initial plans for the houses as a basis for discussion between the Trust and developer. In September 2015, the Trust applied for planning permission with SCDC linking-in with the developer’s S106 agreement. Discussions then took place concerning the Trust’s suitability as an affordable home provider and an evaluation of the Trust’s scheme and processes took place.

At this stage, the Trust also engaged with The Almshouse Association and there were several discussions around project management, budgets, legal aspects, and fund raising. All of which provided the trustees with excellent guidance and examples of how other trusts had approached building projects. It was also recommended that the Trust should become a CIO.

SCDC planning took time to consider the application and with additional information, extensions and changes being made it was determined in 2021 that the Trust would also be required to enter an S106 agreement with SCDC and the developer.

The Trust acknowledged that legal assistance would be a necessity and so a search of how to approach what could be an expensive requirement, started. A trustee, when researching pro-bono legal works came across a charity called Law Works, an organisation that attempts to match worthy causes with law firms that are willing to offer pro-bono services. After initial contact and a call to discuss the requirements the Trust was contacted by a London law company that was willing to act on the Trust’s behalf. In January 2023, the Trust’s S106 was finalised.

Planning permission was finally granted in February 2023

A small team of trustees began to focus on the task in March 2023 and met every two weeks. We initiated formal requests for information on loans and grants from The Almshouse Association, Charity Bank and other financial entities.

We were once again fortunate enough to engage a pro-bono legal team to help us with constructing and agreeing a commercial contract with the developer. To enable the initiation of the pre-build works (detailed drawings, planning pre-conditions etc.) the developer and the Trust signed a ‘letter of engagement’ prior to the full commercial contract. This enabled the Trust to pay the developer to commence the works.

The full commercial contract was signed on 23 April 2024. The risks to the Trust were mitigated by:

the developer owning the financial risk of any project cost over-run. In effect the Trust had a fixed price contract.
Other than pre-build costs, the developer agreed to contribute their ‘half’ of the project cost before the Trust made any payments of their own.

Breaking ground happened in early May 2024 and the houses were completed in early-June 2025. New residents moved in on 14June 2025 and comprise a much broader demographic including single parent families and younger residents. All have strong connections with the village.

On reflection

Small trusts can achieve big things. No problem is insurmountable and there are many people and institutions willing to help.
Adopt a team approach, some trustees will accept a challenge while others would prefer not to.
If you approach developers prior to a S106 being agreed with the local authorities there may be an opportunity to utilise or off-set any commitments.
The Almshouse Association was our first port of call for all information relating to the project.
Be prepared to fill in a lot of forms!
Explore ‘for free’ services first – legal advice is essential but expensive.
Our developer was very supportive of the Trust’s objectives and challenges. The arrangement worked well for both parties, financially, commercially, and altruistically.
Gaining planning permission takes time and patience (this may be different in other counties).
Plans, risk management and budgets are essential tools.
There are always unbudgeted costs – reserves are essential.

Congratulations to all the trustees and staff of Elbourn Memorial Housing Trust on the successful completion of their project and thank you for sharing the experience.

[Photo credits: Elbourn Memorial Housing Trust]

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

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

posted 16 September 2025