Almshouse Stories | The Almshouse Association

Association loan supports refurbishment of two Shrivenham almshouses

Case Study: Viscountess Barrington Homes for Disadvantaged Ex-service Personnel

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.

In April 2024, The Almshouse Association provided the almshouses of Viscountess Barrington Homes for Disadvantaged Ex-service Personnel with a £100,000 loan to support the refurbishment of a pair of semi-detached almshouses.

The Trust kindly put together the case study below for us to share with you.

Background

The Trust was established in the early 1920s to promote well-being in the village and to provide homes for veterans returning from World War I. Most of the homes were built in the 1920s and included workrooms to encourage occupants to provide for a living for themselves.

An additional block of four apartments was completed in 2004; one of the original semi-detached houses on the High Street was converted to two flats in the 1990s; and an adjacent semi-detached house was converted into flats in 2023.

The Objects of the Trust
To provide housing for beneficiaries, defined as former members of the armed forces or dependants thereof, who are in need by virtue of disability, financial hardship, sickness or old age, and are capable of independent living. Applicants should ordinarily be resident within 100 miles of Shrivenham or have family ties to the Shrivenham area.

There are currently 14 homes (6 houses and 8 apartments) housing 21 adult residents. A long-term program of major refurbishment commenced in the 2020s to ensure that the properties are fit for purpose, particularly in terms of insulation and the prevention of damp. One block of two semi-detached houses was completed in 2021, and the conversion of a three bedroomed house into two flats was completed in 2023. Further modernisation and refurbishment were planned when finances allowed, the most important of which were the semi-detached houses at 1 and 3 Recreation Ground Lane.

Challenges

The biggest challenges to overcome to enable the project to begin were: the identification of available finance; and where to house the residents while the work was ongoing.

The Trust had enough in reserve to fund half of the project, but it would be so much more economical to complete the whole project at once. The approval of a £100,000 loan from The Almshouse Association provided the impetus required to satisfy this objective.

When one of the residents in a neighbouring house had to vacate to be moved into care, this gave the opportunity for both pairs of residents to be temporarily housed for approximately 3 months each in the vacated house while their houses were being upgraded.

Effect on Residents

The residents of one of the houses had been suffering medically from the damp state of their home, with mould being a frequent visitor. Their neighbours had no upstairs bathroom, which meant a trip down the stairs and through the kitchen to visit the loo in the middle of the night. Of course, this was an improvement over that experienced by the original residents in the 1920s, when the only loo was the outside privy!

For both houses, there was very limited insulation with sound proofing also very poor. The chimneys were no longer in use and were a cause of ongoing maintenance costs. The render had been patched over the years but was hollow in places, was of the old style non-breathable variety, and cracked. This did not help with water ingress, insulation or airflow.

The Work

The project was scoped and estimated at approximately £200,000, to cover the refurbishment of both houses, internally and externally. This included creating open plan kitchen-diners, updated kitchens and downstairs shower rooms, and (for one of the properties) an upstairs bathroom. The heating systems were also to be replaced. External work included removal of the original (1920s) chimneys and very old render, replacing with a modern breathable render system. The guttering and roof trim were also renewed. These improvements have enabled the residents to enjoy much better insulated, damp proofed and therefore warmer homes.

insulating and sound proofing internal walls

Refurbishing these two properties continued the theme of modernising the property portfolio which had begun pre-covid. A major driver for this project and the wider improvement program is to improve the energy performance of our homes, both to protect the environment and to ease the running costs for our residents. This is in line with our goal of ensuring that active and independent residents can enjoy accommodation in line with 21^st century living, at contribution rates that are affordable to those in need.

new kitchen leading to dining room. The dining room was previously the kitchen

new dining room leading to kitchen. The build also included a remodelled shower room downstairs and..

The Almshouse Association Loan

Whilst we had enough funds to do at least one of the houses, it was much more economic to do the complete block. The £100,000 loan ensured that this was possible and expedited the overall property portfolio enhancement project. Without it, one pair of our residents would still be living in below par accommodation, waiting for us to rebuild our cash reserves.

In hindsight, and if we had realised the option of Almshouse Association funds a year earlier, we would have changed the project schedule to begin with the exterior work.

It would also have been beneficial to have done this external work in the spring-summer, rather than late autumn-winter when the many wet days were not conducive to removing/applying the render. The removal of the old render proved more difficult than envisaged due to it being placed over a metal mesh; this took longer than expected to remove, and caused some disturbance to the inside walls, meaning some rework internally. However, our excellent contractor made good all the damage at very little additional cost.

Residents’ view

The overall retrospective view was that the disruption of moving out for the duration of the work was very worthwhile. They now appreciate much cosier and more modern homes which they hope to enjoy for many years.

Local residents have also commented on the improved external view of the properties.

The Trust’s advice to members contemplating a loan

As long as you have a justifiable business case, then bite the bullet sooner rather than later. The residents really do appreciate the time and trouble.

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 February 2025}

Nearly 200,000 Affordable Homes sold..

. . . but almshouse charities stay strong for future generations

CEO of The Almshouse Association, Nick Phillips, calls on the Government, planners and housing officers to recognise the lasting role almshouse charities play in providing affordable housing options, especially in rural or underfunded areas.

“In the past decade, it’s estimated that nearly 200,000 social rented homes were sold under the Right to Buy scheme in Britain. While these sales might offer some immediate housing aspirations for some, they do little to address the long-term challenges of the affordable housing crisis. There is, however, a model of housing that has remained steadfastly available to those who need it in our communities: the almshouse charity model.

Unlike homes sold under the Right to Buy scheme, almshouses are legally exempt from such sales, ensuring that they remain available for future generations. For over a thousand years, almshouse charities have provided affordable housing in villages, towns, and parishes across England and Wales, standing as pillars of support for local people in need.

The partnership between parish and town councils and almshouse charities has proven to be a vital one, providing the local community with often the only form of affordable housing. Although small in number and scale, (most charities having ten or twelve units) almshouse charities currently provide homes for around 36,000 individuals, creating some of the most welcoming, supportive, and affordable communities across the country. These communities are a rare resource – a resource that cannot be sold off under Right to Buy and thus continue to serve future generations in the communities.

However, despite the enduring value of the almshouse model, many almshouse charities are not classified as providers of affordable housing, being charities first and far too small to qualify as Registered Housing Providers. As a result, they do not qualify for Section 106 affordable housing funds nor eligibility under the Rural Exception Scheme under the National Planning Policy Framework (NPPF). This limitation leaves a gap in funding opportunities for these invaluable, community-based charities, even though they provide substantial benefits to both residents and the wider public.

It’s crucial for planners and housing officers to recognise the lasting role almshouse charities play in providing affordable housing options, especially in rural or underfunded areas. These charities not only serve their local communities but also deliver an estimated £46 million in annual savings to the state by reducing the demand for emergency housing services.

We commend the parish and town councils that are supporting almshouse charities and helping to expand their reach through initiatives such as Rural Exception Sites, such as Mole Valley in Surrey. These councils understand the value of supporting a model that offers affordable, sustainable housing for local people while ensuring that these homes remain part of the community for years to come.

By embracing and supporting the almshouse charity model, we can continue the thousand-year-old tradition of providing stable, affordable housing for local people. Let’s work together to ensure that these unique and invaluable housing resources remain available for future generations – housing that can’t be sold off and lost, but instead, will continue to benefit the community in perpetuity.

We encourage local planning and housing officers to explore how they can best integrate almshouse charities into their local housing strategies, ensuring that affordable housing remains available to those who need it most, without the risk of losing these vital homes to the market.”

Nick Phillips
CEO | The Almshouse Association
24 February 2025

Almshouses feature in Cheshire Life magazine

On a bright October morning in 2024, CEO of The Almshouse Association, Nick Phillips joined Cheshire Life for a visit to two iconic almshouses in Chester and Nantwich.

Both rich in history, The Chester Bluecoat Charity almshouses and the Nantwich Almshouses on Beam Street serve a diverse community of local residents and stand as testaments to the wonderful legacy of almshouses. During his visit, Nick connected with the charities’ staff and trustees to delve into their storied pasts and talk about the the vital services they continue to offer today.

The following article appeared in the February 2025 issue of Cheshire Life magazine. We sincerely appreciate the time they spent with us to create this wonderful piece and for providing a copy to share with our members.

Cheshire Life – Call to Alms February 2025. Photos Kirsty Thompson Download

posted 24 February 2025

Angela Rayner pledges extra £350m for social house building

The Almshouse Association welcomes the Government’s additional investment of £350 million into the Affordable Homes Programme.

Many of the most vulnerable in our society are struggling to find a home and this, coupled with the increasing cost of living and pressure on public services and council budgets, is pushing many to breaking point. The government would benefit by recognising the vital role of the charity housing sector in alleviating this pressure and helping to support people in housing need.

Click to read the Government’s press release: Thousands to benefit from the security of a safe home – GOV.UK

posted 18 February 2025

Older people’s housing recommendations supported by HAA

We were pleased to see PBC Today’s article on ‘Older people’s housing recommendations supported by the Housing and Ageing Alliance (HAA)’.

The Almshouse Association is on the working party and feeds into the work undertaken by the Alliance which unites individuals from local and national organisations with a shared goal: improving housing and living conditions for older people.

As part of HAA, The Almshouse Association applauds the work the Government are doing to support building more homes across the UK, setting ambitious and measurable objectives outlined in the Plan for Change: Milestones for Mission-Led Government (link).

It is crucial, however, to ensure these initiatives deliver tangible benefits for all members of society and, with the UK’s ageing population growing rapidly, its vital that action is taken immediately. Delays in implementing the Taskforce’s recommendations risk exacerbating pressures on health and social care systems. Such delays affect all family members, who are all too often providing additional support, with significant consequences for their own well-being and quality of life.

The taskforce’s report had four key aspects as recommendations:

“Think housing”

Most people desire to have their own homes for as long as possible. Physical and mental health do not always allow for this, and as these needs change, age-friendly housing can offer a better quality of life. This includes rightsizing to more appropriate housing for the individual or family and releasing underused rooms.

As such, more age-friendly housing will need to be constructed, and homes will need retrofitting to adapt to changing needs. The government has committed to this through increased funding for the ENABLE Build scheme in the recent £3bn support package.

“Address ageing”

While everyone ages, it can be difficult to see ourselves in this way, and making decisions for an aged future can be left until it is too late. The report states: “We tend to see senior citizens as a homogeneous group, despite today’s wide age span, and we need to recognise that growing diversity demands a range of housing options. A one-size-fits-all approach just will not work.”

“Promote wellbeing”

An approach that prioritises prevention is key, and so an environment that is already safe will prevent incidents or degradation that could see the elderly need a hospital, directly benefitting the health system by reducing the patient load as well.

“Create inclusive communities”

Incorporating the community in these processes can reduce feelings of isolation in the elderly, open up discussion of the other three messages, particularly “address ageing,” and enable people to look out for each other, stay active, and thrive in a local community with easy-to-access care and support.

We strongly advocate for the prompt enactment of the Taskforce’s comprehensive recommendations, many of which require minimal investment.

The full open letter can be read below.

joint-HAA-letter-re-OPHTF-140125 (1)Download

posted 10 February 2025

Letter from Westminster: Caroline Nokes MP

19th January 2025 Caroline Nokes Planning and development

In her recent Letter from Westminster, published in the Hampshire Chronicle, The Almshouse Association was pleased to see Caroline Nokes, MP for Romsey and Southampton North, specifically refer to almshouses and their inclusion in the formal definition of affordable housing.

Full letter below:

Caroline Nokes Letter from Westminster: tackling the failings of housing developers

“I WAS pleased to be able to meet the Minister for Housing and Planning this week to talk to him about a number of issues faced by the Romsey and Southampton North residents.

First and foremost on the agenda was the knotty problem of how to compel developers with extant planning permission to complete developments. Of course my focus was very much on the Brewery Site in Romsey, which all these years on remains a largely undeveloped brownfield eye sore in the heart of our town. Although the revised NPPF indicates there will be measures forthcoming to provide local councils with the power to decline further applications made by developers who fail to build out earlier planning applications in the authority’s area, there remains a question about whether that can include developers with a poor track record of completion in a wider area.

I also raised the ongoing challenges many housing developments have with developers and management companies failing to bring roads and public spaces up to adoptable standards. This means local authorities cannot take over responsibility for the areas and leaves residents having to deal with faceless and sometimes disinterested management companies, who are very hard to hold to account. The Minister is pursuing a range of options as to how this can be resolved, but there need to be minimum standards that developers are resolutely held to, so that Councils are not left picking up the bill for the failures of the large housebuilders.

I am very conscious that Romsey has a number of almshouses, which are much loved and a great model of housing. The Minister is looking closely at how almshouses can be included in the formal definition of affordable housing, which was raised during the NPPF consultation process by The Almshouse Association.

I have always said planning is the most contentious of subjects in this constituency, and it is vital that Ministers understand a one size fits all approach to planning policy cannot reflect the special characteristics of areas like ours. That is why I have no plans to stop badgering the Minister and know that this week I gave him a great deal of food for thought.

Rt Hon Caroline Nokes MP
Deputy Speaker of the House of Commons
Member of Parliament for Romsey and Southampton North

posted 10 February 2025

Almshouse research takes centre stage at Skinners’, London

The Almshouse Association is expanding its research agenda to further explore the broader charity housing sector, aiming to provide additional compelling evidence of the positive impact of almshouse living on residents and their communities.

This initiative seeks to identify synergies across various charitable housing models, assessing their benefits on residents’ well-being while demonstrating their effectiveness and cost efficiency for the state. The Almshouse Association believes that fostering collaboration across the sector will amplify our collective voice among policymakers, providing a stronger platform for partnership, innovation, and the continued growth of the charitable housing sector.

Last week, our annual research workshop at Skinners’ Hall in London brought together leading academics from institutions such as the University of Bristol, Cardiff University, the University of Suffolk, Oxford University, The Open University, and Universität Liechtenstein.

The event also drew together key figures from the charitable housing sector, including the CEO of Cohousing UK, a founder of Intergenerational England, a representative from an Intentional Living community, the National Housing Federation, as well as prominent housing researchers and policymakers. This gathering served as a catalyst for advancing research, fostering collaboration, and deepening insights into innovative housing solutions.

“The research workshop was an excellent opportunity for people from across the charitable and affordable housing worlds to come together to explore the range of models out there and share best practice. What shone through was the value of partnership working across these different models and how much can be achieved when we share insights and learn lessons from one another.”
Ed Barber, External Affairs Manager, National Housing Federation

Nick Phillips, CEO of The Almshouse Association, stated:

“We firmly believe that collaborating with other charitable housing models will help identify the key strengths of community-led housing, reinforcing its role in society. These models not only provide homes but also foster a strong sense of community, enhancing well-being, reducing loneliness and isolation, and delivering proven financial savings for society. The sector is a hub of innovation, offering effective housing solutions, and by working together, we can amplify our message— for most people, wellbeing is linked to being part of a community and we believe that the charity and co-housing sector have the solution to a good life model.”

“The research workshop was a vital opportunity to bring together leaders and innovators from across the housing sector, fostering collaboration and shared learning. It reinforced the importance of integrating different yet complementary housing models: almshouses, co-housing, intergenerational living, and more, to create communities that are inclusive, sustainable, and responsive to evolving social needs. By working in partnership, we can build housing solutions that not only provide homes but also strengthen connections, wellbeing, and support across generations.”
Charlotte Miller, Co-Founder of Intergenerational England

posted 4 February 2025

From Demolition to Renewal

Two new almshouses in Bedworth revitalise Nicholas Chamberlaine’s legacy.

On 6 November 2024, Jane Corrigan, Chairman of the Nicholas Chamberlaine’s Hospital & Sermon Charity welcomed everyone to the opening of the Chapel Street Cottages. She was delighted to announce that the Bedworth Almshouses had been extended for the first time in almost 200 years. A brick built public convenience building that was due for demolition in the centre of the town has been renovated and extended by the Charity that governs the almshouses. There are now two cottages in Chapel Street that will provide modern, warm and comfortable homes for local residents.

Jane thanked the Almshouse Consortium Ltd for all of their work in the preparation of the application to Homes England. She was delighted to report that Homes England had made a significant grant, without which the project would not have been viable. She further thanked the trustees of the Nicholas Chamberlaine’s School Foundation for their generous donation and for assisting with the purchase of the site a few years ago.

Nuneaton and Bedworth Borough Council expected the structure to be demolished when it fell into disuse but the Charity was successful in its bid to buy the building and the surrounding land.

Matthew White, Clerk to the Charity said:

“The trustees saw an ideal opportunity to be able to offer homes to elderly people and are delighted with the result. We are especially pleased that the new homes have a walkway that links them to the existing almshouse built in 1840.”

The official opening was conducted by the Mayor of Nuneaton and Bedworth and Charity trustee, Bill Hancox and the Mayoress. The Rector of Bedworth, the Rev. Dave Poultney, who is also a trustee, blessed the building. Architect Jason Brooks of Vagdia and Holmes and Builder Darren Williams of JRoc Construction were also in attendance. Guests included members of the Bedworth Society and Chamberlaine Court Care Home who are neighbours , as well as almshouse staff, residents and trustees. There are plans to complete the landscaping around the site and to provide extensive planting that will soften the area and give a green and pleasant view.

One of the prospective residents said at the opening,

“I absolutely love my new flat. It has a beautifully fitted kitchen and shower room and is just a short walk away from all the facilities in the town. I am looking forward to being part of the almshouse community.”

posted 22 Jan 2025

Christmas Legacy: gifts to 693 residents

Each Christmas, The Almshouse Association takes great joy in sending gift vouchers to almshouse residents aged 90 and above, a tradition made possible by a legacy left to the Association over 70 years ago.

In Christmas 2024, we distributed 693 gifts – our highest number to date! This milestone highlights the enduring power of a thoughtfully invested gift in a Will and the remarkable benefits of almshouse living, with a growing number of residents in their 90s and 100s enjoying longer, happy lives.

[photos above: Festive Whiteley Village CEO, Rachel Hill, hand delivers some of The Almshouse Association Christmas gifts to their residents]

_{Mrs Meadows, resident, Eleanor Palmer Trust}

_{Resident, Cambridge Royal Albert Homes}

_{Joy, resident and her neighbour Ellen, Le Personne Homes}

_{Mr and Mrs Dummer, residents, Eleanor Palmer Trust}

_{Mr Gransby, resident, Eleanor Palmer Trust}

_{Mrs Lawton, resident, Eleanor Palmer Trust}

The Almshouse Association Christmas Fund traces its roots to a generous legacy left over 70 years ago by Major Allnatt, a successful businessman and philanthropist. Major Allnatt worked closely with Leonard Hackett, the Association’s founding General Secretary, and was deeply committed to supporting its mission.

He expressed a heartfelt wish for a small gift to be given to almshouse residents on Christmas Eve and chose to remain anonymous during his lifetime, until his passing in 1969.

The Almshouse Association carefully invested the funds he provided, enabling us to honour his name and legacy each year. Today, this takes the form of a gift voucher, sent to almshouse charities for their eligible residents to enjoy during the festive season.

_{Evelyn, resident, St Johns Winchester}

_{Mrs Bodger, resident, Eleanor Palmer Trust}

_{Pat, resident, Fetcham United Charities}

_{Mrs Moorhouse, resident, Eleanor Palmer Trust}

_{Margaret, Resident, Louisa Lilley Almshouses}

A heartfelt thank you to all the clerks and trustees of almshouse charities for ensuring these special gifts reach residents on time. We also deeply appreciate you capturing and sharing the memorable moments.

Please keep the photos coming – receiving them is them is always a highlight of our day here at the Association!

posted January 2025

See also: Festive fun at Member Charities:

Case Study: The Almshouse Charity of Sir John Offley

The Almshouse Charity of Sir John Offley was awarded a £50,000 loan from The Almshouse Association rolling fund in the first quarter of 2024 to assist with the renovation of No.2 Greyhound Cottage, Madeley, Staffordshire.

History

The original almshouses which are in Madeley, Crewe, CW3 9PW were built in 1645, paid for by money left in the Will of Sir John Offley of Madeley. They were endowed and built under the terms of the Will of 1645. The properties were extended and improved by Hungerford, Baron of Crewe in 1889 and again in 1968. The properties were listed as Grade 2 in 1966.

Since 1968 they have been further improved with modern kitchens and bathrooms. Extensive re-roofing was carried out in 2016 at a cost of £35,000 and in 2023 the windows to the front of the properties which were iron framed in oak surrounds were replaced as per the originals at a cost of £46,000. A grant of £5,000 was received from Newcastle Under Lyme Borough Council towards the cost of the work with the balance coming from the Charity’s reserves.

Area

The village of Madeley has origins in the Saxon period and is mentioned in the Doomsday Book. It is an attractive village which has a mix of Local Authority and private dwellings served by a number of small businesses.

It was originally a mining village with Lycett Colliery being close to Madeley. The colliery was closed in 1957. Madeley is situated approximately five miles from Newcastle Under Lyme and Stoke on Trent with Crewe being approximately eight miles away, thus providing excellent road and rail links to all parts of the country. It has two primary schools and one secondary school.

The Project

The demand for low cost housing has, over the past few years, become a major issue with high rents and few suitable properties being available. The trustees have, for a number of years, looked for land on which to build additional almshouses but without success.

In 2019 the trustees decided to purchase two small properties in Madeley, No.1 Greyhound Cottage and Pool View. These properties were separated by No.2 Greyhound Cottage. The two properties were purchased and renovated at a total cost of £220,000 with the proceeds coming from the Charity’s reserves.

In 2023 No.2 Greyhound Cottage became available for purchase.

The trustees considered this an ideal opportunity to own the three properties. Nos.1 and 2 Greyhound Cottages are semi-detached cottages built in 1868. Pool Cottage, which has a passageway separating it from Greyhound Cottages, was built in the mid to late 1900 century.

No.2 Greyhound Cottage was purchased in February 2024 at a cost of £132,788. The property was in a poor state of repair and needed extensive renovation and repairs.

Quotes were obtained showing estimates of between £60,000 and £75,000. At the rear of the property is a substantial strip of land which could be suitable for future development.

_{The house needed to be completed gutted}

The improvements to the property comprised:

Damp course and complete re-plastering
Re-roofing
New staircase
New floors and coverings
Complete re-wiring
New plumbing and bathroom fittings
New kitchen
New central heating system
New interior and exterior doors
New windows throughout
New rainwater goods
Decorating

The extensive renovations of No.2 Greyhound Cottage were completed on 24 October 2024 and the trustees were delighted to welcome a young family into the property on 1 November 2024.

Please click here to view all the photographs of the project put together by the Charity.

The Almshouse Association

The Almshouse Charity of Sir John Offley writes,

“The Clerk contacted The Almshouse Association to enquire as to the possibility of a loan to assist with the costs of the renovation work on No.2 Greyhound Cottage. The help and assistance given by Fenella Hall during this process was exemplary. She gave clear guidance as to the procedure involved in making the application for a loan and the speed in which the application was dealt with was first class. Without the help of The Almshouse Association, the Charity would have had to wait many years to acquire the necessary funds to carry out the improvements required.

The Charity made the application on 19 February 2024 and the loan agreement was signed on 14 April 2024. This was quite exceptional. The trustees are extremely grateful and profound thanks go to Fenella and The Almshouse Association.”

Did you know?…

To find out more, please click here

posted January 2025