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 28th 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
With residents, Dave and Eddie

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.

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.

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:

  1. the developer owning the financial risk of any project cost over-run. In effect the Trust had a fixed price contract.
  2. 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 14  June 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.

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 16 September 2025

Paul Mullis: Does size matter?

Durham Aged Miners Housing Association (DAMHA) CEO and Almshouse Association Board Trustee, Paul Mullis recently posted a great blog on the DAMHA website.

Following The Almshouse Association Members Day, where he met with trustees and clerks from a wide variety of almshouse charities – big and small – he felt inspired to ask the question about the impact of size.

In his blog, he looks at whether big is beautiful or if good things come in small packages when it comes to social housing..

Does size matter?

That was the question posed when our myself, Operations Director Michael Wright and Finance Director Andrew Thompson, attended the recent Almshouse Association Members’ Day in London last month.

It was well attended, and as always, we found it inspiring with some very interesting speakers. However it also provided us with a challenge.  Normally we consider ourselves to be on the small side of things as a Registered Housing Provider, with most of the housing associations operating in the North East of England being much, much larger than we are – some of them 10 or 20 times our size.

Putting ourselves into the context of almshouse charities though, and we are a relatively very large organisation – with only one other almshouse managing over 1,000 homes. The remaining ones are much, much smaller than we are, with very many only managing a handful of homes each.

Looking at those organisations around us on the day, nevertheless we were presented with many examples of true excellence, and was a timely reminder that often, being small is a benefit.  The trustees and staff of the organisations are very close to the residents receiving the services, and so there is little institutional drag in decision making, and consequently, residents usually get an excellent service.

However, it is fair to say that Boards of smaller housing organisations are feeling the pressure of delivery to a greater extent than ever before.  Resources are squeezed, access to land for new development is difficult, keeping on top of evolving and increasing regulatory demands and expectations is a challenge and horizon scanning is always hard when internal resources are limited.

So there exists this dynamic tension.  A fine line to walk, in other words.  And particularly for DAMHA and other registered providers in the 1,000 – 3,000 homes range.  Are we a large organisation or a small one?

That’s probably a trick question though, because as you’ve probably realised from reading my previous paragraphs, the answer to that question is “Yes”!  Because depending on your viewpoint, we are either large or small.  Both at the same time!

So the challenge for us is therefore how do we get the best of both worlds without risking ending up as exhibiting the worst of both?  For example, in evolving to meet changing regulatory expectations how do we not throw the baby out with the bathwater by focussing too much of our limited executive time (there are three of us, remember) on the wrong targets?

The aim is to remain close to our residents and reap the benefits of nimble decision-making by remaining outcome orientated, without becoming overly bureaucratic and process-focussed.   Small organisations are good at the “touchy-feely” stuff but struggle with finding sufficient resources to collect and process volumes of data.  Large organisations can put in excellent processes and generate excellent data, but run the risk of “dehumanising” the resident experience and making it harder for the resident to feel truly heard.

So how do we achieve that balance?

Well, answers on a postcard please, and I am always open to good ideas!  But put simply that is how we aim to achieve it: we look around and shamelessly copy good ideas from wherever we can find them!  Sometimes they are generated internally, as our staff critique our own procedures and see opportunities to improve, and as we listen to residents’ complaints and comments.  But often it comes from outside the organisation as we see excellent organisations doing innovative things and we reflect how we could incorporate their approaches to drive possible improvements for us.

Looking back at what is now nearly 14 years at the helm of DAMHA, I feel the most rewarding part of my role has been the development of relationships throughout the sector – with smaller and larger organisations, with consultants and contractors, and of course with our own residents and applicants.  No man is an island, and neither is any organisation. Our relationships have benefitted DAMHA greatly, and I hope the benefits have been mutual.

So, here’s to partnerships, formal and informal, wherever they exist.  It’s what we are about! 

We’re all, big and small, better together.  It’s one of the true strengths of the social housing movement.  And if you are a smaller or larger housing organisation, looking for an ear to bend or a shoulder to cry on, drop us a line!

We’re listening!

posted 11 September 2025

Five centuries on: a new orchard for Roger Reede almshouses

On 8th July 2025, residents, trustees and guests were joined by the Mayor of Havering, Cllr Sue Ospreay, to celebrate the completion of a new apple orchard in the grounds of the Charity of Roger Reede in Romford, Essex.

The trustees were inspired to transform a disused, overgrown former allotment area into a welcoming garden and orchard for the enjoyment of residents and visitors. The apple trees were generously donated by Thatchers Cider Company, with additional work supported by a legacy from a former trustee.

The Charity of Roger Reede provides 51 bungalows and flats in purpose-built accommodation in Romford town centre. Founded in 1483 by Roger Reede, a local merchant and landowner, the charity was established to support “Poor Men of Good Character.” Although Reede was buried in the nearby Parish Church of Saint Edward, his grave has been lost to time; he is remembered today by a commemorative plaque in the church.

[Photo Credit: The Charity of Roger Reede. top photo: Derek Holland (Clerk to the Trustees), The Venerable Mike Power (Chairman to the Trustees), Major of Havering Cllr Sue Ospreay, Johanna Van Den Beld Hardy (Trustee), Annette Walsh (Trustee)]

posted 11 September 2025

Pilgrimage of compassion to support almshouses and elderly Ukrainians

The Bishop of Bath and Wells is joining a big fundraising walk for Wells Almshouse Charity and Humanity & Inclusion (a charity working with disabled and vulnerable people in situations of conflict & disaster, specifically Ukraine at the moment) in war-torn Ukraine.

Annie on her way up the Tor

It will be led by Somerset’s former Lord-Lieutenant Annie Maw in her wheelchair along a scenic 30-mile route from Bath Abbey to Wells Cathedral – in a wheelchair, and Bishop Michael is delighted to be taking part.

Annie, City of Wells Almshouses, writes,

“I feel strongly that the people of Britain have a natural desire to offer help in circumstances such as those being experienced in Ukraine at present.  The Almshouses are the reflection of former generations of caring philanthropists and our endeavour will carry that national trait of compassion forwards and will help to counteract the international injustices being imposed on older people in a war torn country today.“

Breaking her spine in a near-fatal accident more than 20 years ago has never deterred Annie from fundraising for charity. Last year she ascended Glastonbury Tor in her wheelchair, carried by a crew of firefighters.

This year’s challenge, over two days on the weekend of September 13-14, is called A Modern Day Pilgrimage and will raise money for Wells Almshouses and elderly victims of Russia’s war on Ukraine.

The charity is Humanity & Inclusion which believes “giving equal access to aid for older adults and those less able to flee is critical.”

Pensioner Anatoly whose legs had to be amputated after his home in Eastern Ukraine was blasted by a Russian bomb. Money raised by the walk will go to the charity which is supporting Anatoly, who loved gardening, by buying him a wheelchair and the specialised care to help him heal sufficiently to use prosthetic legs.

Annie is appealing for people to either join her on the walk or sponsor her through her Go Fund Me here.

Festival Medical Services, who provide volunteer doctors and nurses at Glastonbury Festival and have driven and donated two ambulances full of medical supplies to Ukraine this year, are supporting the fundraising. Annie is their patron.

Well-known people are planning to take part in the walk, including Bishop Michael, who said: “We are supporting elderly people in Ukraine who are suffering great difficulties, danger and deprivation because of the invasion by Russia.”

Each of the 50 walkers will be asked to raise sponsorship which will go to the two charities – three-quarters to Ukraine and one quarter to Wells almshouses.

Anyone interested in joining the walk can email FMS’s Stephanie Sutcliffe for details on stephanie.sutcliffe@festival-medical.org

[photos credit: to Philip Welch]

posted 11 September 2025

The James Charities: new almshouse development on track for Christmas opening

In October 2024, we had the great pleasure of reporting on the start of The James Charities’ major redevelopment in Nechells, Birmingham. We were, therefore, delighted to hear that the project is progressing very well, with the new almshouses set to open before Christmas 2025.

The £2.1 million project will transform the historic St Clement’s Church site into ten modern almshouses and updated communal facilities. Funded by Homes England, the Justham Trust, The Almshouse Association, Charity Bank, Wing Yip and others, the scheme combines high-quality independent living for over-55s with the preservation of the building’s Victorian façades and improvements to local biodiversity.

The redevelopment, designed by KKE Architects and delivered by Interclass PLC, was procured through Constructing West Midlands.

Read more: New building on track for pre-Christmas opening – The James Charities

posted 8 September 2025