Almshouse Stories | The Almshouse Association

May Day at Chubbs Almshouses: Song, sunshine, and celebration

On May Day, residents, trustees, and friends of Chubbs Almshouses in Crewkerne, Somerset gathered at 9am to celebrate the changing seasons. Marking the Solstice and welcoming the summer, the group was treated to a joyful performance of the Padstow Song.

The event was organised by long-time resident, Jackie Setter and her fellow folk singer, Meg Rose. Jackie, now 95, has lived at Chubbs for over twenty years and is a beloved figure in the local community. A talented artist and seasoned gig performer, Jackie hasn’t lost her voice, in fact, she inspired (and gently shamed!) a few in the crowd who’d yet to find theirs.

Jackie lives in one of the oldest almshouses on the site, a sandstone terrace dating back to 1604. Around the corner stand four more, built in the 1860s. All eight are charming two-storey, one-bedroom homes with both upstairs and downstairs toilets, backing onto a beautifully kept communal garden.

That garden is the pride and joy of another Resident, Ken Cox, who was awarded a Gold Medal in the Crewkerne in Bloom competition last autumn.

From music to gardening, Chubbs Almshouses are clearly full of life, colour and community spirit.

photo credit: Jeff Hutson

posted 8 May 2025

Celebrating the life of Phil Sweet D Day veteran

Municipal Charities are sad to announce that almshouse resident, Phil Sweet, who was 100 years old and one of the last survivors of the D Day landings, sadly died last week.

Born on 25 October 1924 and died on 30 April 2025, Phil led a landing craft on Gold Beach on D Day (6 June 1944).

He was the longest and oldest resident of one of the Municipal Charities Almshouses in Stratford-upon-Avon.

In an interview with Midlands Today on his 100th birthday Phil mentioned that amazingly his father had survived the Gallipoli campaign. Last year Phil took part in the 80th Anniversary of D Day at the National Arboretum where he met the Duchess of Edinburgh and was interviewed by Sky News

https://news.sky.com/video/d-day-80th-anniversary-veteran-recalls-how-beached-ship-was-used-as-prisoner-of-war-camp-13149036

Phil recalls the following about his war time experience:

“I was sent to a place called Lochailort in the Highlands where I did six weeks of hefty nautical and ability training. Those six weeks were the toughest I have experienced in my life both physically and mentally. At the end of each week you had exams and if you were not good enough you would be dropped. But I lasted and was appointed an officer then sent to Troon for officer training for another six weeks and then appointed to a tank landing craft ready for the D-Day landings.

The war had been going for quite a considerable period of time for my training was in readiness for the D-Day landings the time of which we did not know then.

I was part of the initial wave that landed at the village of La Rivière as part of the Gold Beach landings. I was in a flotilla which were the first to go into the beach with two tanks on top of each other on the landing craft so that they could bombard the beach with shells as they were coming in to land. We didn’t lose anybody that day although the landing craft was damaged by the underwater objects as we were going in.

Then following the landing we were offloading equipment to the beaches and whilst doing so I had to go to the tented hospital at Bayeux with suspected peritonitis which turned out to be appendicitis.

I was sent to Plymouth to HMS Foliot, running all the movement of landing craft. We were tropicalizing (adding refrigeration and air conditioning) landing craft ready for the Far East but of course that collapsed because they dropped the atomic bomb.”

Along with the trustees, residents and staff of Municipal Charities, all the team at The Almshouse Association extend their sincerest condolences to Phil’s family.

Phil leaves a daughter and son and family.

posted 7 May 2025

From Struggle to Strength: how the Association helped revive Clear Cottages

As the Clear Cottages almshouses celebrate their centenary, Mavis Howard shares their remarkable story – a journey from near-closure to thriving community homes. It’s a tale that could have ended very differently, had it not been for the determination of the trustees and timely support and guidance of The Almshouse Association.

“In 1925, four almshouses were gifted to the village of Melbourn, Cambridgeshire, by Francis John Clear. These homes, intended for spinsters or widows who were both natives and long-term residents of Melbourn, opened their doors on 18th June of that year. The first resident was, delightfully, a Mrs. Christmas.

I first became involved with the Francis John Clear Almshouses in 1976, when I joined the Parish Council and was appointed as their representative on the Board of Trustees. Although I retired from the Council after 27 years, I continued as a trustee – and have now written 49 annual reports!

When I joined, the almshouses were facing financial difficulties so severe that closure was considered. We approached the District Council to see if they might take over the homes as part of their housing stock, but the proposal encountered significant challenges. The Chairman at the time then contacted the Charity Commission to explore the possibility of winding up the charity. Fortunately, they refused to allow it.

It was then we turned to The Almshouse Association, and were met with the kindness and wisdom of Mr. Flatley. He visited us personally and quickly identified the root of our financial troubles: an outdated oil-fired heating system installed in the 1960s. Thanks to his intervention, we received a £4,000 loan to install modern gas central heating. This single improvement marked a turning point in our fortunes.

We added a nameplate beneath the original Founder’s Stone, renaming the buildings ‘Clear Cottages.’ With careful management and a growing bank balance, we began to upgrade the homes, adding double-glazed windows, insulated roofing, enclosed porches, and, after the passing of a long-term resident, a full modernisation of one cottage, complete with a wet room and updated kitchen, while preserving cherished period features like the built-in dresser and cottage doors.

Eventually, our Quinquennial report revealed the need for a new roof – a daunting expense. Once again, we turned to Mr. Flatley for advice. Rather than advising us to sell investments at a bad time, he offered an interest-free loan, repayable over ten years. It was nothing short of a lifesaver.

Today, all four properties have been fully modernised and are highly desirable. In fact, most tradespeople who visit ask to be added to a waiting list – only to be told there isn’t one, and that gentlemen need not apply! 🙂

Over the years, our trustees have been a dedicated and hands-on group, and our team of local tradesmen take genuine pride in maintaining the cottages. As we celebrate the almshouses’ 100th anniversary, I find it humbling to reflect that I’ve been a part of their story for nearly half of that time.

While we may be considered “newcomers” in the grand history of almshouses, I wanted to share our journey and express our deep gratitude to The Almshouse Association. Without their guidance and generosity, we might not have made it to this remarkable milestone.”

Back of the cottages

Thank you for sharing your story, Mavis. It has been a truly inspiring read. All of us at The Almshouse Association are proud of the role our predecessors played in supporting Clear Cottages during a pivotal time. We look forward to continuing our mission to help, guide and support almshouse charities across the country for many years to come. Wishing you all a very happy centenary anniversary!

Building consensus on almshouses and Planning Policy

This week, The Almshouse Association CEO, Nick Phillips met with Joanna Averley, Chief Planner at the Ministry of Housing, Communities & Local Government (MHCLG), to discuss the almshouse model and its potential integration into the next iteration of the National Planning Policy Framework (NPPF).

The meeting was constructive, focusing on both central and local government perspectives on risk and confidence in the charitable model. Nick highlighted the challenges that almshouse charities face in aligning with the current regulatory framework for social housing and proposed a roundtable discussion involving MHCLG, the Charity Commission and the Chief Planner to explore a practical, proportionate solution. Joanna expressed strong interest in the Code of Practice and has requested further information.

posted 10 April 2025

HRH receives warm welcome at The Richmond Charities new almshouses

On a glorious spring morning in April, The Richmond Charities had the honour of welcoming a very distinguished guest to their newest almshouses – The Elizabeth Twining Almshouses in Mitre Mews, Richmond.

The almshouses, which are beautifully designed and Passivhaus-aligned, are discreetly nestled in a quiet corner of Richmond, seamlessly blending into their surroundings despite their contemporary aesthetic. Their thoughtful architecture ensures both sustainability and harmony with the local landscape.

HRH The Duke is presented to the Mayor of Richmond

Chair of The Richmond Charities, Jeremy Williams, presents HRH to CEO Juliet Ames-Lewis…

..and to Stephen Twining, descendant of Elizabeth Twining, whose legacy and contributions to the community were honoured by naming the almshouses after her.

HRH The Duke of Gloucester began his visit by discussing the site’s layout and design with architect Clive Chapman before stepping inside ‘No.4’ to meet residents and learn about their lives within the almshouse community. Stephen Twining, a descendant of the renowned Twining family, shared insights into his family’s history, enriching the occasion with a sense of legacy and tradition.

Architect Clive Chapman points out areas of the design

Resident Ruki Alberts proudly shows her new home to HRH

The visit concluded with a warm gathering of residents, trustees and staff in a marquee set within the gardens of Church Estate Almshouses. In a fitting tribute to the occasion, His Royal Highness unveiled a beautifully crafted commemorative plaque and was presented with a hand-painted depiction of the almshouses by local artist Matthew Wright, who has lovingly captured all of Richmond Charities’ estates in his artwork.

HRH unveils the commemorative plaque and is gifted a painting

Paintings of all The Richmond Charities almshouses

Everyone at the charity expressed how delighted they were to meet HRH The Duke of Gloucester. It was a memorable occasion that will be cherished for years to come.

CEO of The Almshouse Association commented,

“It was a great honour to welcome HRH The Duke of Gloucester to the outstanding Richmond Charities. The Duke showed genuine interest in the modern architecture and the innovative Passivhaus development, recognising it as the latest chapter in a 400-year tradition of providing quality homes for those in need in Richmond. He praised the Charity’s leadership for their courage and commitment to continue building in response to the growing demand for affordable housing. Hearing him speak so knowledgeably and passionately about the almshouse movement was truly inspiring.”

Association CEO, Nick Phillips; resident, Ruki Alberts; Charity CEO, Jeremy Williams; Scheme Managers, Genevieve Thompson and Claire Sanecka

Charity CEO, Jeremy Williams; Mayoress Helen Pyne, Mayor Richard Pyne

Genevieve Thompson, Juliet Ames-Lewis, Claire Sanecka

Jeremy Williams, Gillian Norton OBE DL, Nick Phillips

Residents Gurdip Lota and Beryl Gray; Paula Gray, resident’s daughter; Mike Townsin, Trustee;
Rachel Wooden, Senior Occupational Therapist, LBRuT

posted 8 April 2025

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