Almshouse Stories | The Almshouse Association

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?

Bringing a 17th Century almshouse into the 21st Century

A mission to bring a 17th Century ‘Hospital’ in Ufford, Suffolk, into the 21st Century

– Refurbishment of the Ufford Almshouses – Mid-Project Case Study

In 2023, Ufford Almshouses received a £75,000 loan from the Association towards the extension and refurbishment of their two almshouses.

The charity clerk, Judi Hallett has been keeping the Association well informed of how the loan is being spent and shares this update as they reach the half way point:

The History

The Ufford Almshouses were originally called Woods Hospital. They were bequeathed to the Parish of Ufford in 1690, in the Will of Thomas Wood, Bishop of Lichfield.

Originally a hospital for the poor of Ufford, they were altered substantially in 1959 when they were converted into two dwellings. The most memorable features of these Grade II listed almshouses are the curved brick Dutch gables at each end. These incorporate huge chimney stacks and there is a similarly detailed stack along the ridge.

The properties were modernised in 1990 and in 2021, the trustees made the decision to bring the properties up to modern living standards.

The Project

The Current Properties
The current properties (2 and 2A Church Lane, Ufford) have 2 bedrooms, both upstairs, a small kitchen and a narrow downstairs cloakroom. The stairs split halfway to lead to each bedroom. The upstairs bathrooms have a bath but no shower.

The Refurbishment
The refurbishment will see a single storey extension to the rear incorporating:

a new reception room
the current living room will become a much larger kitchen/diner
the present kitchen and cloakroom will be knocked together to form a level bathroom with walk-in shower
the upstairs bathrooms will be refurbished
upgraded heating will allow underfloor heating downstairs and modern radiators upstairs
the roof will be completely stripped, new insulation fitted, and all tiles replaced. All windows will be either replaced or refurbished and all flooring will be renewed.

Half way point of project

The trustees are approximately halfway through the project:

the extensions to both properties are complete, with the extension for 2A being watertight
the roof is 100% complete with new insulation and tiles
2A has been completely gutted, with walls moved, new electrics fitted, all plumbing for the new bathrooms in place and the new boiler fitted. The kitchen is part installed and plastering starts this week in the extension. 2A is due to be completed in January 2024 when the current resident of 2 will move across to it, whilst her property is refurbished.

More pictures of the refurbishment can be found at: Pictures (suffolk.cloud)

Challenges

To date, the following challenges have been faced:

Bats – Ufford is a very rural village and home to many bats. Before the work could start specialist Bat Surveyors had to be engaged to ensure there were no bats roosting in the roof. Luckily, there were not but the trustees have decided they will put up bat nesting boxes when the project is finished.

Funding – The lead in time to get all the funding in place for the project was significant, around 18 months. The Charity joined the Almshouse Consortium Ltd who were able to provide the expertise needed to secure a grant from Homes England. It also took several months to receive approval from the Charity Commission to use up to £175,000 of the Charities’ endowment funds.

Extent of the refurbishment – There was debate about the extent of the scheme once the estimates had been obtained, in what was a period of significant increase in construction costs. The trustees decided that a lesser refurbishment would not provide the living space necessary for modern living for more elderly people, some of whom may have mobility issues.

How were the existing residents affected?

This whole project was initiated following the death of one of their long-term residents who had lived in 2A for 20 years and the property was in desperate need of refurbishment. This vacancy has allowed them to refurbish one property and then move their other resident, Mrs C, into the refurbished side, whilst her property is updated.

Although the move was just next door, Mrs C is in her late 80s and the thought of the moving and disruption understandably concerned her family. Offers of local rehousing for 2-3 months were made available at the outset and the option was kept available should Mrs C find the disruption too great. Mrs C made the decision to stay in the house next door and is really looking forward to her new downstairs bathroom, as she can now no longer use the stairs.

The building company chosen were local and all tradesmen have been very thoughtful and understanding; this was one of the considerations, together with cost, for them to be awarded the contract.

How was the project funded?

The majority of the funding has come from the Charity’s endowments and Extraordinary Repair Fund
The Almshouse Association reviewed the project in detail and held an onsite meeting with 2 of the trustees before awarding the Charity a loan of £75,000. This is to be paid back over a 10-year period, starting in 2024.
The trustees were also able to secure a grant from Homes England. In order to secure this grant they worked with Saffer Cooper and became members of the Almshouse Consortium Ltd (ACL). The grant is for approximately one third of the total cost of the project, but it is not paid until completion, so they have had to use more of the Charity’s endowments than originally planned, with a view to repaying these once the Homes England grant is received.

What will the benefits be of this project?

Once complete, the Ufford Almshouses will be fit for living in the 21st Century. They will be accessible and will allow for ground floor living, if required. They will have modern heating and they will be fit for purpose for at least another 30 years.

What happens next?

The project is halfway through; the first task is to complete 2A, and then move Mrs C into that property in order to refurbish the other property. Mrs C will have the option of remaining in 2A or returning to 2, her original dwelling. Either way, when the refurbishment is complete two local residents, with limited financial resources, will have warm and comfortable homes to live in.

What one piece of advice would we pass on to others?

Allocate a sub-group of trustees who can manage the project detail with the architect and the builder with regular (monthly) site meetings and controls to validate the interim project valuations.

Did you know?

Christmas gifts for 679 almshouse residents!

Every year, thanks to a generous legacy, The Almshouse Association is very pleased to be able to offer Christmas gift vouchers to almshouse residents over 90 years young and this year has been no exception!

_{Municipal Charities of Stratford-upon-Avon}

It has given us enormous pleasure to post out 679 Christmas vouchers to almshouse residents all over the country and we could not be more thrilled to have received these wonderful photos of residents receiving their Christmas gifts.

The story of our Christmas legacy fund goes back over 65 years, when Major Allnatt, a successful businessman and philanthropist who worked closely with and supported our founding General Secretary, Leonard Hackett, left a Christmas legacy to the Association.
The Almshouse Association invested the money to support his wish that every Christmas, gifts were given to almshouse residents over 90 years old. He wished his name to remain a secret until his death, many years ago now, but his legacy lives on, and it has been a great pleasure for the Association to be able to continue to honour his wishes every Christmas.

If you are interested in leaving a gift in your will, please do not hesitate to get in touch, either by emailing us at nickphillips@almshouses.org or calling us on 01344 452 922, or via The Almshouse Association – Remember A Charity

[top photos L-R, Le Personne Homes voucher handed to Mrs Ivy Batchelor who will be 98 next month, residents around the Christmas tree at Thomas Christie Charity and resident Marion Sheppard at Foresters Homes Trust]

Lench’s Trust, Birmingham, residents receiving their Christmas 23 gift vouchers

_{“Mrs Claridge is 100 years old and was personally overwhelmed with gratitude”}

Maldon Housing Association almshouse residents

Walton Charity, Elmbridge residents open their gifts

_{Angela and Margaret of Jesus Hospital almshouses receive their gift vouchers at their Christmas party}

John Henry Keene Memorial Homes – Chair Jenny Black and Trustee, Duncan Lumley hand deliver to residents’ doorsteps

_{The Almshouse Association Christmas card}

_{Bridport Charities Magdalen Almshouses trustee Robert Harris presenting gift voucher to resident, Marjorie, who is looking forward to spending it at Waterstones.}

_{Cardington Cople & Eastcotts Charity resident}

_{Lovibond Charity’s oldest resident, Mrs Morgan. 90 in June 23, with Charity’s Chairman}

Wishing you all a very
Happy and Healthy 2024
from all the team at
The Almshouse Association!

Christmas news stories from almshouses around the country

posted January 2024

Almshouses on Channel 5

The Almshouse Association was thrilled to receive a call from Channel 5 wishing to run a piece on almshouses in London over the Christmas period.

Our plans, however, were thwarted by conflicting schedules, train strikes and inclement weather. Fortunately, we had furnished the production company with so many captivating stories about almshouses, Channel 5 was still eager to film and we agreed a date for after Christmas.

So on Wednesday 3 January 2024, Almshouse Association CEO, Nick Phillips and PR Manager Gerry Harmon, together with the Almshouse Manager of livery company The Worshipful Company of Mercers, Sarah Oliver, met up with Channel 5 presenter, Natalia Jorquera and her film crew at Trinity Hospital Almshouses in Greenwich. The weather was on our side and they were able to film the stunning architecture and gardens of the almshouses before going inside to take a look at life behind the ornate doors.

During the interview, Nick Phillips talked about the origins of almshouses, their growing demand and how they play a vital role in the provision of community-led affordable housing for people that cannot afford to buy their own house. Residents Geraldine and Terry talked to the presenter about almshouse living and what it meant to them with Geraldine proudly giving Natalia a guided tour.

At the end of the interview Nick Phillips emphasised the crucial requirement for increased philanthropic support so that more almshouses can be built and those that we have can continue to be well run and cost-efficient for many more generations to come.

Our thanks to the residents of Trinity Almshouses, to Sarah Oliver, Almshouse Manager at The Worshipful Company of Mercers and to Channel 5 for helping to raise the profile of almshouses. They also kindly supplied us with a video clip of the news item for everyone to view.

Please click >>>>to access>>>>>

posted 8 January 2024

100 year old almshouse resident shares life story

Hay-On-Wye almshouse resident Lynn Trowbridge celebrated her 100th birthday on 7 November 2023!

To mark the event, John Houmoller, Clerk of Harley’s Almshouses in Hay-on-Wye where Lynn has resided for over 20 years travelled back with Lynne over her extraordinary life, from finding herself in a ‘waifs and strays’ home when she was a child, to becoming the first woman manager of a business and they have both kindly shared the story with us all.

Born in Trethomas, Lynn hasn’t always lived in Wales. She returned back to Wales after regularly visiting Hay-On-Wye throughout her life.

“I’ve lived in Hay for about twenty-five years, but I’ve been coming here for a long time. I had a friend who lived on a farm in Clyro and one of my hobbies was horse riding, so that brought me here and I’d come down here most weekends. When I retired I moved down here. It was the best thing I did, really, because I had so many friends here, and it’s a lovely place to be.

For the first time in my life, for the last ten or fifteen years, I feel like I finally belong. I never felt like I belonged, but I have this sense of belonging being here.”

_{Lynn celebrated her 100th birthday in The Swan Hotel (The Brecon and Radnor Express)}

That sense of belonging was once missing from Lynn’s life, who recalls a less than favourable childhood. When she was a child, her parents passed away, and she was moved to the Midlands, where she found herself in the Church of England’s Home for Waifs and Strays in Leamington Spa.

“The very name is a downer. Even then, I remember thinking that I was not a waif and stray. It was an unfortunate description but that’s how things were those days. We were not encouraged to do aspirational things those days. We were told we would only be domestic servants and that was it. If we went into domestic service, we’d have a roof over our heads and we’d be fed. I could understand that part, but there was no encouragement to aspire to anything different.”

She left school at fourteen and was obliged to go into domestic service.

“It didn’t suit me at all. I thought, ‘I’m worth more than this’. I left the first place I was assigned to because they didn’t pay me, and then I got a job in domestic in the local hospital, being paid seven and sixpence. Out of those wages, I would pay for night school to learn typing. I don’t know why, but I knew I wanted to do something other than domestic work. I always knew I was worth more than what I was doing.”

_{Lynn in 1945, in her role as W.A.A.F Algiers (Lynn Trowbridge)}

At seventeen, Lynn saw an opportunity to develop herself and joined the RAF. “I fought through life and during the war, I joined the RAF for five and a half years. I went abroad to North Africa and Egypt.

“Volunteering to join the RAF, in a way, was the best thing I could have possibly done. People there didn’t know me. They didn’t know my background. I could be whoever I wanted to be. I never spoke about my background because the last thing I wanted was for people to feel sorry for me. I could be my own person and I flourished. When I came out of the services, I was able to get a job as a clerk. I finished up as a branch manager for a national company. I’ve had quite an eventful life, really. Life has been good to me. Whatever misfortune befell me when I was a child, life has made it up to me 1000%.

“I saw quite a lot of changes for the better. Not always, but mostly. Life has been better as I’ve aged. The older I’ve got the better it’s got. I didn’t have a happy childhood but I survived it and did the best I could.”

_{Lynne went on to rise to the highest position in a company called John Blundell’s Limited. (Lynn Trowbridge)}

Lynne went on to rise to the highest position in a company called John Blundell’s Limited. “I was the first female boss of the company. It was always men before that, so it felt good. I suppose I stood out a bit, but I don’t remember coming up against any bad attitudes because of where I was.”

When she retired, moving to Hay was an easy decision for Lynn. It turned out to be a good choice for her, too. It was here she discovered her talent for writing, going on to author two books about her life. She’s even spoken at the Hay Festival and shared her talent for writing with other budding writers in the town of books.

“One of my hobbies was making pictures and cards out of pressed flowers. There was a cafe in Hay that used to let me bring my work in. Out of the blue, I had a phone call from someone who said they’d bought some of my things from the cafe and asked if I wanted to supply her with more. She asked to meet me, so we met at the old Stables cafe and then after that, we started a correspondence through letters. She asked me if I wrote the next time we met, and when I said I didn’t, she told me I should, because she said I wrote amazing letters and said if I can write letters I can write.“

_{Age hasn’t slowed Lynn down. She still writes and is still an active member of Hay’s society. (Lynn Trowbridge)}

This friend helped Lynn explore the medium of writing, which would lead to her eventually joining the Hay Writers’ Circle. After a few years, she became chairman.

“My friend gave me a magazine that was asking for accounts of people’s childhoods in Wales. I sent off the article and to my surprise and delight, they accepted it, paying me £20. The person I’d met was a writer who belonged to the Hay Writers Circle and asked me if I’d join them, so I did and eventually became the chairman. After that, I never stopped writing. It revolutionised my life in many ways.”

She continued until she had a heart attack eleven years ago. “After that, I thought it was time to pack it in.”

Age hasn’t slowed Lynn down. She still writes and is still an active member of Hay’s society.

“I still feel useful. I go to church on Sunday and the community aspect of it is good. A lot of my friends are churchgoers.”

On her 100th birthday, Lynn had two celebrations. One with her family, and the second date with her friends, including the writers of Hay’s Writing Circle, and Father Richard Williams, parish priest of St Mary’s Church in Hay. “I have mixed feelings. In some ways, I would like it to pass quietly with nobody none the wiser, but that’s a selfish way of looking at things. I’m looking forward to it. I just hope I can stand up to the celebrations of it. When you get to my age you do get tired fairly easily.”

But she’s not slowing down, and her secret to a healthy life is simple.

“I’ve always been health conscious and I do exercise every day, and I’m happy. That’s the secret.”

There’s also another reason that might be at play, writes Clerk, John Houmoller, but Lynn wouldn’t admit this is the reason for her long life.

“I never wanted to marry. I’m happily single. I had a boyfriend who was keen on photography. He got on my nerves. Everyone after him also got put in the dustbin.”

Thank you so much for sharing your life story with everyone Lynne and John for taking the time to put it all together and send it in to us. Its so important that we hear about the lives of the people that have made almshouses their home. The beautiful historic buildings can make you stop in the street and the the stories of the philanthropist/s who established the charities are so important, but the happy residents they helped to provide safe, warm and friendly homes for are the real story of almshouses. These must be must be documented and forever cherished.

Do you have a resident in your almshouse that would like to share their story and let us know what living in an almshouse means to them? Please do get in touch with us either by calling Karen or Gerry on 01344 452 922 or emailing PRdesk@almshouses.org

“Where’s the ghost of Christmas Present when we need him?”

The annual housing survey has been announced and it all looks pretty much as you may expect. More people are owning homes, more people extending and improving homes, fewer people living in social renting and more in private renting. ….So……“Nothing to see here – move along!”

….that is ….until we get to the bit about loneliness. I was shocked to see that those living in social housing are three times more likely to be lonely than those in the private ownership sector!

We are told that loneliness can be as damaging to our health as smoking and diabetes but I wonder if we put as much resource into fixing it as we do in smoking and healthy eating campaigns? Loneliness costs the state £9,500 per person per year ₁.

Social Housing may not be owned by the Government but these are homes that the state has some control over; they are regulated and measured by the government more than ever before.

But how can they or we affect change in the area of loneliness?

We know from independent research that being part of an almshouse community, however small, can create a great sense of belonging and significant reduction in the feelings of isolation. Almshouses have been playing their part in offering affordable housing in our communities for over a thousand years.

Almshouse charities, originally set up by philanthropists and now run by volunteer trustees are built on a bedrock of compassion and companionship to provide homes for people that need them. The almshouse model may not be for everyone but trustees and residents will always try to make sure no one is lonely in their home.

Almshouses are not the silver bullet to loneliness, or to the housing crisis, but we may well be in a good position to talk to Government about the almshouse model and how is it’s inherent neighbourliness can help social housing residents experience companionship and all the nice things that go with it. Especially at this time of year.

I do hope that you are all able to enjoy a warm and joyful Christmas and I wish you good health and happiness in 2024. And in the spirit of the season, lets all make that call or stop for a chat with someone we know may be feeling lonely today.

Nick Phillips CEO | The Almshouse Association

_1. _{Loneliness Monetisation Report June 2020}