Almshouse Stories | The Almshouse Association

New resident enjoys refurbished almshouse in Abergwyngregyn

Case Study: The Almshouse Association recently awarded Abergwyngregyn Almshouses a £10,000 grant to support their refurbishment project.

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 forms of grants and loans.

The Charity has kindly documented their refurbishment project on Bodalun Almshouse (one of their two almshouses) to share.

Background

A small almshouse charity responsible for just two almshouses located in the village of Abergwyngregyn, on the northern edge of Eryri National Park. The almshouses are a pair of single-storey one bedroom cottages (originally 3 units), built in the mid-nineteenth century to provide accommodation for “poor persons of good character who have resided in the parish of Aber for not less than five years preceding the time of their appointment”.

Vacancy triggers essential renovation works at Bodalun

In December 2023 Bodalun became vacant after being occupied for many years by a resident who had been unwilling to consider major change; however, once the property was empty it was clear that comprehensive upgrading was needed before Bodalun could be offered for re-occupation. The works included:

replacement and upgrading of the kitchen and bathroom facilities
replacement of the old heating/domestic water system with a combi-boiler
new floor coverings throughout and other measures to improve the accommodation’s thermal efficiency.

Almshouse Association grant helps charity overcome financial hurdles

The cost of the refurbishment posed a significant challenge to the Charity’s finances, as its regular income comes solely from two almshouses – an amount that was halved while Bodalun remained unoccupied. The Charity was therefore both relieved and delighted when The Almshouse Association approved a £10,000 grant towards the project. This generous support enabled the necessary works to proceed without placing undue pressure on the reserves set aside to ensure the long-term sustainability and viability of the almshouses.

Progress despite initial delays and disruptions

Work commenced in summer 2024, though an early setback occurred when a hidden water pipe just beneath the bathroom floor was accidentally punctured, causing flooding and requiring a full drying-out process. Fortunately, the project progressed largely as planned thereafter, with the exception of a further delay when their original decorator became unexpectedly unavailable, prompting a last-minute search for a suitable replacement.

Refurbished Bodalun welcomes new resident

The refurbishment works are now complete and Bodalun was re-occupied in February 2025. The new resident, a lifelong member of the Abergwyngregyn community, has moved from a three-bedroom housing association property – now freed up for a family in housing need – into the newly upgraded accommodation.

He is settling in well and is very happy with his new home, which is far easier to manage and keep warm.

Aber Almshouse Charity is most grateful to The Almshouse Association for its invaluable support, which has played a vital role in ensuring the continued availability of almshouse accommodation in Abergwyngregyn for years to come.

posted 8 April 2025

Lambourn’s almshouse development

The PennyPost publication covers the areas of Newbury, Thatcham, Hungerford, Lambourn, Downlands, Burghfield, Marlborough and Wantage and it has been keeping watch on the developments of The Almshouses of John Isbury and Jacob Hardrett in Lambourn, providing its readers with regular updates on its progress.

The Charity purchased the redundant Methodist Chapel adjacent to the current almshouses in 2017 and once plans were approved, they were able to proceed with converting the Chapel into nine additional almshouses. There is an ongoing need for social housing in the area, and these nine homes will further the aims of the charity in providing much-needed affordable housing in the Lambourn Valley.

Its really encouraging to see the build have the support of the local news and community and you can read all about the the development by clicking in the link below:

Lambourn’s new almshouses: March 2025 update – Penny Post

The original almshouses in Lambourn date back to 1443 and the Charity has plotted their rich history on their website here.

Association on Radio 4

Yesterday on BBC Radio4, Nick Phillips, CEO of The Almshouse Association was delighted to discuss with Winifred Robinson for ‘You and Yours’, how recognising almshouse charities as affordable housing in the National Planning Policy Framework would enable them to build more homes for those in need within their communities.

He was joined by Catherine, a resident of the Saffron Walden almshouses, and Alison Pooley, an Associate Professor at the University of Suffolk.

Together, they provided a comprehensive view of almshouses today and their crucial role in offering affordable community housing for local people in need as well as the urgent need to build more.

The show can be listened to by clicking on the graphic. The almshouses segment starts at about 29:00 minutes in.

posted 3 April 2025

Almshouses help fend off homelessness so why are they ignored?

Liberal Democrat MP Will Forster for Inside Housing 28.03.25

After meeting Nick Phillips, CEO of The Almshouse Association, at Westminster, Will Forster felt compelled to highlight the apparent omission of charities from crucial housing discussions in Inside Housing magazine. He writes:

“It is apparent that a collaborative approach is the solution for housing in the UK, and it involves house builders, housing associations, charities and local government working together towards new solutions.

The charity sector, in particular, is one which helps to alleviate the housing crisis and provide homes to those in need. But it is a sector often omitted from these vital conversations.

Almshouses are perhaps the most plentiful, but most overlooked, example of charity housing. This is a surprisingly unknown form of housing which is one of the oldest forms of philanthropy in the UK, dating back well over 1,000 years”.

See below to read the article in full

Inside Housing 28.03.25 Will Forster LibDem MP ALmshouses help fend off homelessness so why are they ignored Download

His support is deeply valued, and Nick Phillips expresses his gratitude to Will for his time and commitment, stating,

” Will Forster represents the many MPs and Peers with whom The Almshouse Association has engaged over the years in an effort to resolve this issue. They remain baffled by the Government’s steadfast opposition to supporting charities that step in where the state cannot. While some justifications have been offered, I do not agree with them—though I understand them—and have put forward what I believe are practical solutions.

A key obstacle is that Local Government Planners rely on the Regulator for due diligence. We have clarified that almshouses are already regulated by the Charity Commission and comply with the Standards of Almshouse Management. Additionally, we have proposed exploring a Code of Practice to reinforce this framework.

We are determined to see this changed—almshouses will be rightfully recognised as charities and deemed eligible for local Government S106 support..”

posted 31 March 2025

Dr Radcliffe’s Almshouses given new lease of life

Case Study: New side porches for Dr Radcliffe’s Almshouses, Steeple Aston, Bicester, Oxfordshire

The Almshouse Association provided Dr Radcliffe’s Almshouses with a £40,000 loan to replace the porches on their two almshouse dwellings. We thank Richard Preston, Chairman of Dr Radcliffe’s Almshouse Trustees who has put together the information below for us to share with you.

Background

Steeple Aston has two almshouses in the village, dating back to 1640 and built under the guidance of Samual Radcliffe, the rector of the village at that time and principal of Brasenose Collage, Oxford.

Originally, two single-room, one-storey properties until 1812, when a first floor was added to both. In the 20^th century, a kitchen and bathroom were added, and at some stage, a porch-style structure was added to No. 1 and a lean-to attached to No.2.

Planning and repairs: navigating listed building requirements

Around the end of 2021 it was identified that some major repair work was required to No. 1’s porch so the Charity decided to apply to the local district council for work to repair the situation. It was at this stage, the Charity realised that detailed plans and designs were required to meet the listed building requirements and that both properties needed to be matched to meet planning and conservation requirements.

After some exploration, the Charity managed to find an architect to draw up a design that met the council’s specification and then submitted it to planning for approval.

Once approved, a contractor capable of completing the work was needed, so the Charity put their project out to tender. By this point, it had become clear that the work would be expensive, but fortunately, they managed to secure a local builder they were familiar with and who came in at the most competitive price.

No. 1 – timber side extension failing due to rot

Successful restoration: sympathetic extensions for the almshouses

Eventually, the work commenced with no major issues other than those to be expected from a building of this age. The almshouses now feature two identical extensions, thoughtfully designed to complement the original building, replacing the poorly constructed timber side extension at No. 1 and the questionable lean-to at No. 2. The build included:

Front elevation now in local stone
Timber windows
A roof and a timber door which are both aesthetically pleasing and secure.
The flooring is now in quarry tiles and once the weather allows, the access pathway will be finished in a resin surface to make the whole area look so much better and safer to walk on.
Bin storage has been added to both properties and
additional electric sockets in the extension allows better use of that area.

Sadly, the occupant of No. 1 passed away at the remarkable age of 95 at the start of the construction work — though it’s worth noting the two events were entirely unrelated. This gave the trustees an opportunity to refurbish No. 1, and a new occupant is set to move in on 1 April 2025.

*_{No. 1 porch almost completed, bar the resin pathway}*

Funding

The main challenge was to find the funding of £65,000 as the Charity’s funds did not stretch that far.

With the help of The Almshouse Association and the local Dr Radcliffe’s School Foundation, the Charity was able to secure the funds required and work commenced during early Autumn of 2024.

Unexpected discoveries

Digging down to create footings, drains were found that no one had any knowledge of, and some modifications were required to make safe and, in some cases, make access for future maintenance should this be necessary. The weather was not always compatible with exterior building but eventually, the job was completed and the resident in No. 2 was able to supply tea and coffee when required by the builders.

Advice for charities contemplating a similar job.

Richard Preston comments, “If I had to give any advice to anyone contemplating a similar job, I would advise them to use a contractor that is known to them and can work around issues that will crop up with a building that has been around for a few centuries. Our builder has come in on budget and has managed to solve some issues that other builders might well have struggled with. Always keep calm and remember, if a problem arises, there is always a solution!

“Many thanks to The Almshouse Association for their invaluable help and advice and I believe we are now in a much stronger and secure position that we have ever been previously.“

Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted 19 March 2025

Association CEO meets with Sheriff of London

It was a great pleasure for The Almshouse Association CEO, Nick Phillips to meet with David Chalk at the Old Bailey earlier this month.

David Chalk is both the Sherriff of The City of London and a Liveryman for Drapers Livery Company.

David showed great interest in the different almshouse models and how they can help the young people of London.

About David Chalk
David’s career has been in research, marketing and strategy, working in the City at the Henley Centre for Forecasting, WPP, and the strategy consultants the Future Foundation, with clients including Aviva, Bass and Saatchi and Saatchi. Later, as a director at Age Concern Enterprises, he developed financial services for older people, sparking a long-term interest in elderly care – serving as a director of the UK Homecare Association. He is Managing Director of Windrush Care, his care-at-home business in Gloucestershire and the Cotswolds which celebrates its 10^th anniversary in 2025. A member of the Drapers’ Company since 1982, he was Master in 2021-22 and now Chair of the Charities Committee, focusing on education and social welfare. He has been a governor of two Drapers’ affiliated schools and has longstanding ties to St Michael’s Cornhill through bellringing and choral music. As Sheriff, he is promoting wider engagement and understanding of how the Old Bailey works and the role of the Judges. As part of the Civic Team, he is supporting the Lord Mayor and the wider City. Having spent a significant part of his career working in and with the insurance sector developing services for older people, he knows there is a big gap in the provision of financial services for care and is now using the opportunity and convening power of the Old Bailey and Sheriffs to address the issue and bring insurance, policy and care professionals together – to try to find a way forward in the funding of older people’s care.

posted 17 March 2025

Walton Charity almshouse marks 250 years

2024 marked 250 years since the first recorded Walton Charity almshouse.

The charity itself, however, has been in existence for over 800 years, making it older than the Magna Carta, tracing its origins to 1212 when a nobleman was given free land in Walton on Thames and in return he and his successors had to commit to helping people in the Parish.

To commemorate the 250th anniversary of the almshouses, Walton Charity plotted the history of their almshouses and has kindly sent it into the Association to share with our members and the public.

The almshouse origins

The original almshouse was built in 1774 on what is now the site of Mayfield.

In 1870 the property was occupied by 14 residents – one widower, two married couples, six widows, and three unmarried women. They were elected by the Vicar and could live rent-free for life.

It was recorded in 1870 that “as long as memory and tradition extend, the Mayfield site had been used as a property devoted to charitable uses”.

Mayfield, circa 1870.

Evolution

Between 1902 and 1912, the old buildings were replaced by four new blocks of two or three cottages, providing nine dwellings and a caretaker’s lodge.

In 1966, the Edwardian cottages were replaced by the first wing of the current Mayfield building, containing 28 flats, a warden’s residence, communal rooms, gardens and offices for the Charity. It was extended in 1995 to provide 47 flats, and further refurbished in 2018 to provide 53 flats.

“Since I was 18, I’ve lived at 40 different addresses, but I am pleased to say that I now feel at home” – Anna, Mayfield resident

Fenner House – Mayfield’s modern counterpart

Fenner House, named after one of the Charity’s principal benefactors, was built in 1983 on allotment land. It now provides 52 self-contained flats, arranged around a communal garden.

“It was the best thing that had happened to me for a long, long time. I feel safe here. I feel secure.” – Ian, Fenner resident

The Charity says “Our almshouses aim to encourage companionship, a sense of security, and a feeling of community for local people. Nowadays, these almshouses are looked after by our dedicated housing team who offer a range of social activities for residents, including Christmas meals, a summer outing, on-site BBQs, coffee mornings and gardening sessions.

One of our guiding principles as a Charity is that the provision and maintenance of our almshouses for the benefit of those in need is upheld. We are proud to offer these properties to Elmbridge residents over the age of 55 who can live independently. You can find out more about our independent living schemes here.

A detailed account of the history of Walton Charity was carefully compiled by David Nash in his book ‘I Give and Bequeath’.”

You can find out more about Walton Charity’s almshouses on their website at www.waltoncharity.org.uk/independent-living

posted 13 March 2025

Angela Raynor responds positively to ‘Creating homes we want to grow old in’ report

We are pleased to have a response from Deputy Prime Minister of the United Kingdom, Angela Rayner following the letter from The Housing and Aged Alliance, of which The Almshouse Association is a member.

Whilst she gave no specific commitments, the general tone is positive and it is important to keep older people’s housing high on the agenda at Government.

To read the letter in full, please see below:

MHCLG Response to Housing and Ageing Alliance 27 02.25 .01114 Download

To read ‘Creating Homes We Want to Grow Old In: A 15-Point Plan from the Housing and Ageing Alliance’, please click here.

Another point of interest:
The All-Party Parliamentary Group on Housing and Care for Older People has launched a new inquiry on how the built environment can create intergenerational communities in both mainstream and specialist housing. Co-chaired by Lord Richard Best and Anna Dixon MP, the inquiry will run for one year and aims to explore how to improve the intergenerational experience of older people, based on where they live and their surroundings.

posted 11 March 2025

MP Caroline Nokes supporting almshouses

Last week, The Almshouse Association‘s CEO, Nick Phillips had the pleasure of meeting Caroline Nokes MP for Romsey and Southampton North.

Caroline has been a strong advocate for almshouses, having spoken positively about their role and voiced her support for historic almshouses in the Southampton Chronicle.

During their meeting, Nick discussed the Association’s ongoing efforts to secure:

Changes to the National Planning Policy Framework to have almshouses recognised as affordable housing
An exemption from Selective Licensing for almshouses

Caroline was incredibly supportive, encouraging the Association and our members to preserve the unique character and independence of almshouse charities.

A big thank you to Caroline for championing this important cause!

posted 10 March 2025

Historic almshouses leading the way in affordable, community-focused housing solutions

Roz Savage, ocean rower and Liberal Democrat MP for South Cotswolds recently visited St John’s Hospital Almshouses in Cirencester to learn more about their invaluable work in providing affordable housing and fostering a strong sense of community.

Almshouses are the UK’s oldest form of social housing, with a history of over one thousand years. St John’s Hospital in Cirencester was founded in 1270, and alongside St Lawrence Hospital and Bowly Almshouse Charity, provides homes for over 80 elderly local residents.

During her visit, Roz met with board members of St John’s Almshouses: Meg Blumsom, Mary Cobbett, and their Clerk Jane Winstanley. She toured the properties, including the well-tended allotments and wildlife areas, and had the privilege of meeting some of the residents. Their homes, full of character and history, exemplify how the almshouse model provides not just housing but a true community, where neighbours support one another in daily life.

One of the highlights of the visit was the site of an ambitious restoration project. Historic properties are being carefully upgraded to modern energy efficiency standards, improving their EPC ratings from E to C. This ensures that the homes remain warm, comfortable, and cost-effective for residents while preserving their historic charm. However, carrying out these essential improvements on historic buildings comes with significant challenges, including high costs, complex planning requirements, and the need to balance modernisation with heritage conservation.

Over lunch, Roz and the trustees discussed the broader role of almshouses in tackling the housing crisis. Unlike other forms of social housing, almshouses are exempt from the Right to Buy, meaning that any investment in new homes stays within the community, benefiting those in need for generations to come. They also explored the challenges of maintaining and restoring historic buildings, as well as the importance of securing long-term funding to sustain these vital projects. With rising maintenance costs and limited financial support, ensuring the future of these homes requires ongoing commitment and innovative solutions.

The conversation extended beyond housing, touching on wider community initiatives. Roz spoke with Mary about the Cirencester Pantry, a project providing affordable food to local residents, and with Meg about her experience managing Phoenix Gardeners, reinforcing the importance of green spaces and food security in building strong, self-sufficient communities.

Reflecting on the visit, Roz said:

“St John’s Hospital Almshouses are a shining example of how social housing can work at its best – offering secure, high-quality homes while preserving a real sense of community. The dedication of Meg, Mary, Jane, and the entire team is truly inspiring. Their work not only provides affordable housing but also supports residents’ well-being, reduces loneliness, and strengthens community ties. I look forward to continuing to support their invaluable efforts.”

With ongoing investment and collaboration, almshouses like St John’s continue to play a crucial role in addressing the housing crisis, ensuring that local people have access to secure, affordable homes within a supportive community. While challenges remain, the commitment and passion of those involved in running and maintaining these historic homes offer a hopeful path forward.

posted 5 March 2025