Almshouse Stories | The Almshouse Association

Case Study: Thomas White Cottage Homes

Replacement of deteriorated sash windows and frames

The Almshouse Association provided Thomas White Cottage Homes with a £80,000 loan towards the replacement of sash windows and frames with newly double glazed sash windows to the southern aspect of the Cottage Homes.

History

Thomas White Cottage Homes (2016) Charity is the modern incarnation of a charitable foundation created in 1886 by Thomas White, a wealthy Bromsgrove businessman and philanthropist.

Its almshouses in Bromsgrove, Worcestershire, are three substantial Victorian buildings, opened to its first residents in that year, and now, having been partially extended in 1993 comprise 14 self-contained flats, surrounded by communal gardens.

The Charity’s beneficiaries are, to quote from its constitution, “women in need of not less than sixty years of age, with a preference for such women who are resident at the time of their appointment in the area of the Ancient Parish of Bromsgrove”.

Background

The almshouses front to the south and their frontages have been exposed to sun and weather since their construction. All the windows were single-glazed, which caused noticeable condensation. The frames were constructed from Baltic Pine and despite the quality of the timber the frames and sills were deteriorating, requiring filling, painting and general maintenance, the cost of which was becoming prohibitive. In some cases sills were allowing water ingress into bay window areas, affecting internal decoration and plastering.

Research

The Charity began to explore the possibility of replacing window frames with double-glazed units, only to be halted in its tracks by the pandemic lockdown. After lockdown ended, the project was properly started and taken forward by the Charity’s Finance & General Purposes Committee.

The Charity was fortunate to have the voluntary help of Nick Reading, a retired architect who specialised in historic buildings who prepared a detailed report on the condition of the windows for the Charity.

Materials and Costing

The report laid out the options for and costs of replacement, advising that the most effective way to proceed would be to double-glaze the windows on the southern elevation of the almshouses, using UPVC units of a style which replicated the existing window frames and sills.

Although the use of timber replacement frames was considered, recent advances in the design of UPVC windows meant that the existing sash, and indeed the other windows could be replaced by frames which almost perfectly replicated the original design. UPVC was therefore an obvious choice, bearing in mind the cost advantage and the reduction in maintenance requirements.

Project Management

Our architect went on to support the Charity throughout the entire project, assisting in choosing appropriate products, programming the installation in conjunction with its suppliers, and generally keeping an eye on things as they progressed.

The Charity identified a local supplier, Diamond Windows (Droitwich) Ltd, experienced in similar projects and whose products matched the original framing so well that, after installation, it is difficult to distinguish from ten feet away whether the windows are painted timber or UPVC. The Charity appointed a project manager, and having the benefit of two recently retired commercially experienced solicitors within its ranks settled with our supplier a formal contract for the supply and installation of replacement windows.

Installation

A considerable amount of detailed planning went into the installation process, involving meetings and discussion between suppliers, trustees, warden, clerk, project manager and our supportive architect.

After taking into account the access needed by the suppliers to the site, the parking of vehicles, the potential disruption to the lives of residents and the vulnerability of some of them an installation plan was settled and implemented.

The installation went like clockwork, thanks in large part to the professionalism of our suppliers and their consideration for our residents, and was finished internally as well as externally to a high standard. Our suppliers’ carpenters were able to remodel and reuse the existing internal architraves so that from inside, as well as outside, the appearance of the windows has not changed. From start to finish the installation was completed in three weeks.

Funding

The project involved a significant and substantial financial commitment for the Charity. This involved preparation and careful consideration of fund availability and of budgets over future years.

Help was sought from grant-giving or donating local charities which provided approximately one third of the overall cost, whilst the balance was funded by an interest-free loan from The Almshouse Association.

Overview

The overall success of the project is down to:

the combination of expert advice throughout on all aspects of it,
a proper contractual arrangement between relevant parties so that each knew its obligations and responsibilities,
detailed and unhurried planning involving everyone concerned,
and an experienced and reputable supplier.

The installation of the new windows has delighted the Charity’s residents.

The condensation problem from which flats suffered has been considerably reduced, the flats are warmer and can be more easily ventilated, and the reduction in noise from the busy road to which the properties front is most noticeable. All of which has improved the quality of life within the Charity’s almshouses, for the benefit of all of its residents.

Many thanks to Malford Harris, Clerk & Treasurer of Thomas White Cottage Homes (2016) Charity for providing us with this case study. More case studies can be accessed here.

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 January 2025

Garden room for Hedger’s residents

Formal Opening of Hedger’s Almshouses New Garden Room – August 2024

Hedger’s Almshouses (founded in 1797) have been in Merrow since 1963. Until recently, they not had a permanent communal space where residents could socialise together. Happily, with the generous help from Your Fund Surrey Small Community Projects, Guildford Poyle Charities, Guildford Lions Club and The Mercers’ Company, they are now delighted to be able to offer their residents a beautiful new garden room.

The Charity is still exploring all the uses the room might be put to, but primarily it is somewhere for residents to relax and where friends and family can join them.

The official opening on Saturday 24 August was attended by residents and their guests, trustees old and new, funders, local dignitaries and friends of the charity. Despite the dreadfully wet weather, they were able to celebrate this exciting new chapter in the Charity’s story.

_{Edward Martineau, Chair, delivering his speech}

Chair, Edward Martineau, welcomed everyone and after his short speech he handed over to Cllr George Potter, whose support was instrumental to the project, to say a few words. Simon Ling, treasurer of The Almshouse Association, cut the ribbon to formally open the new garden room and guests enjoyed a delicious buffet prepared by one of our trustees.

The original idea for a garden room was first floated in late 2023 by, trustee, Sue Tester. It was her vision to have somewhere for residents to get together and socialise. Having canvassed the residents’ opinion and got the other trustees on board with the idea, Sue began to look for possible sources of funding. She identified Your Fund Surrey in February and contacted local County Councillor, George Potter to see if he would support an application. He enthusiastically agreed to do so and the application was made later that month.

The trustees were thrilled when the funding for the full amount requested was approved in April 2024 covering the cost of the base, the building and its electrics. Wasting no time the building was ordered with the base being laid on 29 April.

With the building itself ordered, thoughts turned to furnishings and applications were made to Guildford Lions and Guildford Poyle charities. Again, they were delighted when the applications were approved and with the money granted, were able to buy eight chairs, two coffee tables, a unit to house a kettle and mugs and a portable heater.

_{lights o}_n,*_{ready for entertaining}*

Finally, they realised we needed an extension to our nonslip path, with a step up to the building and handrail for extra safety. An application was made to the Mercers’ Company in June. It was approved in July and the path was laid just in time for the opening.

The Charity, originally set up in south London, moved to Merrow after its property suffered damage in World War II. There are eight purpose-built bungalows offering affordable accommodation for older single women with a connection to Guildford who are able to live independently.

posted 22 January 2025

Association’s Section 106 campaign

The Almshouse Association continues to apply pressure to the Government to have almshouses recognised as affordable housing so that S106 funds can be made available to all almshouse charities to build more homes for people in need.

CEO of The Almshouse Association, Nick Phillips and PR & Engagement Manager, Gerry Harmon recently met with our engagement partners, Connect to discuss our political strategy and advance efforts to inform MPs about the value of almshouses.

Beyond addressing the critical need for affordable housing, research highlights the broader benefits of almshouses: community living enhances residents’ quality of life and reduces their reliance on medical services. Additionally, most almshouses are managed by volunteers, creating further cost savings for the Government.

Encouragingly, increasing numbers of MPs in Westminster are lending their support to the campaign. Among them is Labour MP Neil Coyle, whom we thank for raising the issue in Parliament once again. His efforts prompted a response from Matthew Pennycook:

“As part of the recent consultation on proposed reforms to the National Planning Policy Framework, the government sought views on whether changes were needed to the definition of ‘affordable housing for rent’ to make it easier for organisations that are not Registered Providers, including almshouses, to develop new affordable homes.

While the government are committed to making it easier for almshouses to develop new affordable homes, we ultimately decided against extending the definition to capture almshouses for the reasons set out in our response to the consultation which can be found on gov.uk here.

Informed by the points raised in the consultation, the government will actively explore options in future changes to national policy related to decision making.

For those landlords who wish to register with the Regulator of Social Housing, there is no bar to registration because of size. Registered providers of social housing must meet standards that ensure tenants live in homes that are good quality and well-maintained and that landlords are well-managed and remain financially viable. The Regulator is operationally independent and has designed a registration process that seeks to ensure providers are able to meet its standards once registered.“

OUR NEXT STEPS

The Almshouse Association has now agreed a programme of communication and engagement with MPs and Ministry of Housing, Communities and Local Government (MHCLG). Our asks include:

Including almshouse charities in the definition of affordable housing without the requirement to become Regulated Housing Providers.

Exempting almshouses from the Selective Licensing charges.

Working with The Almshouse Association to recognise a Code of Conduct that is appropriate to the almshouse model.

We will be inviting The Charity Commission/MHCLG/Regulator and others to a round table event in Westminster. Date TBC.

We encourage all members to keep reaching out to their local MPs, whether by inviting them to events or arranging a brief visit to meet trustees and enjoy a cup of tea with residents.

posted 9 January 2025

CEO Guest Speaker at Weavers Charter Dinner

Worshipful Company of Weavers Charter Dinner

In December 2024, Nick Phillips, CEO of The Almshouse Association, had the honour of serving as a guest speaker at the Worshipful Company of Weavers’ Charter Dinner. The event celebrated and reflected on the charitable initiatives carried out by London’s livery companies.

Other speakers included David Chalk, Sheriff of the City of London, who joined the Drapers’ Company in 1982 becoming a Liveryman in 1986 and elected to the Court in 2008, and Rebecca Ridley, Upper Bailiff at Weavers.

Nick delivered a passionate speech on the transformative impact almshouses have on residents’ lives and emphasised the crucial role livery companies play in sustaining and advancing this invaluable charitable model.

The term “livery” comes from the special dress worn by retainers of a nobleman. A livery company is a type of guild or professional association that originated in medieval times in London. Livery companies comprise London’s ancient and modern trade associations and guilds, almost all of which are styled the “Worshipful Company of” their craft, trade or profession.

Livery companies evolved from London’s medieval guilds, becoming corporations by royal charter responsible for training in their trades, as well as for the regulation of aspects such as wage control, labour conditions and industry standards.

From their inception, livery companies cared for their members in sickness and old age by the giving of alms. Today, they continue to support both their members, and wider charitable aims and activities such as education and training. Numerous educational establishments in England were founded by and retain association with livery companies, among the best-known being the Haberdashers’, Merchant Taylors’ and Skinners’ schools.

Most livery companies also maintain proud affiliations with regular and reserve units of the British Armed Forces, providing links between civilian and military life.

There are 111 livery companies in total. They play a significant part in the life of the City of London (i.e. the financial district and historic heart of the capital), not least by providing charitable-giving and networking opportunities. Liverymen retain voting rights for the senior civic offices, such as the Lord Mayor, Sheriffs and Common Council of the City Corporation, London’s ancient municipal authority with extensive local government powers.

The Worshipful Company of Weavers is the most ancient of the Livery Companies in the City of London. It existed in the year 1130, and was perhaps formed earlier. The company received a Royal Charter in 1155.

At present, the Company retains a connection to textiles through its contributions to the textile industry. It has, however, like most other Livery Companies, evolved into a charitable institution rather than remaining a trade association. The Company ranks forty-second in the order of precedence of the Livery Companies. Its motto is Weave Truth With Trust.

6 January 2025

Residents come together for community Christmas lunch

Almshouse residents came together to enjoy a festive lunch last week at the Chantry House provided by the Henley Municipal Charities and cooked by Pavilion Foods.

Resident Debra who has moved down from Hartlepool attended for the first time this year. She said, “I’ve met some new people today; Jenny and Father Jeremy which is nice. Christmas is not all about family it is about community. If we can gather in place like this it is ‘custy’ (class)! We have become too materialistic and we need to come down to earth again.”

To read the story in full, please go to Almshouse Residents Come Together for Community Christmas Lunch – Henley Herald

posted 20 December 2024

Christmas message from CEO

CEO Christmas message and office opening times

The Spirit of Christmas: A Heartfelt Welcome at the ‘Inn‘

I am, and hope always will be, a huge fan of Christmas. The twinkling lights and the warmth of friendship is heartening but is nothing without some connection to the essence of the Christmas story – a story of, in many ways, overcoming enforced travel from a safe home to an unknown future.

The Seven Works of Mercy were the foundation spirit of the almshouse movement: feed the hungry, give water to the thirsty, clothe the naked, visit the sick, visit the imprisoned, bury the dead, and provide shelter for the homeless.

These foundational values gave rise to the concept of almshouses, originally established as ‘hospitals’ (rooted in the tradition of hospitality). For over one thousand years, they have served as sanctuaries for those in need of shelter and they continue to fulfil that vital role today.

Almshouses provide not just a warm, safe and secure home, but also a sense of belonging within a community. For those navigating difficult times, they can offer a tranquil place where hope can flourish.

Many residents have faced unplanned enforced journeys through financial pressure or the challenges of homelessness with the structures they relied on disappearing before their eyes, leaving them vulnerable and anxious. For many it is a world of uncertain fearful journeys and in the winter it is so much worse somehow; the dark cold evenings leave many in need of stability and warmth which almshouses provide.

OFFICE OPENING TIMES

Christmas Eve
normal working hours
~
Christmas Day – New Year’s Day
Office is closed
~
Thursday 2 January 2025
normal working hours

Given the proven benefits of almshouses; the substantial savings in financial and social care costs; the positive impact on health and well-being; their demand far surpassing supply, one must ask, “why more are not being built?”

The need for almshouses extends far beyond the UK; they could offer much-needed refuge and warmth across the globe. In the Middle East I know of one almshouse that, if it still stands amidst the chaos, provides food and shelter to homeless children every day. This almshouse embodies the spirit of the Seven Works of Mercy and, tragically, may now find itself delivering on most of them. Yet, it probably remains just a solitary beacon in a hundred-square-mile expanse of devastation.

Christmas magnifies the importance of having a warm, safe and welcoming home. It’s a time when the absence of this can feel stark and brutal. Within their walls, almshouses offer to those who may have faced life’s toughest challenges, meaningful connections and nurture hope for the future.

For many older people this is often the case, but imagine a young person leaving the care system and entering adulthood with limited resources or support. For them, an almshouse could offer stability and a structured environment where they could develop life skills, gain independence and build confidence. For a single parent struggling to balance the needs of their child with the weight of financial insecurity, an almshouse could become a sanctuary providing a community and a breathing space. For refugees fleeing unimaginable hardship, these spaces could offer a chance to start again.

I feel very fortunate to be involved in the almshouse movement with such dedicated people around me. I am very aware almshouses cannot solve the chaos of the world or resolve every challenge in a person’s life, but I think another 10,000 almshouses in the UK would be a good starting point and goodness knows how many would be needed elsewhere in the world to do the same.

When we think of an ‘Inn’ on a cold winter’s night, we picture a haven of warmth and welcome. While almshouses are not ‘Inns’, they embody much of the same spirit. I am unwavering in my mission to champion the creation of many more of these exceptional homes or “Inns.” My hope is that philanthropists worldwide will be inspired to join our cause and the transformative impact almshouses have on the lives of their residents.

Have a warm and peaceful Christmas and thank you for all you do to keep the fabric and spirit of a warm welcome for residents.

Nick Phillips
CEO | The Almshouse Association

New almshouses in High Wycombe

Two new almshouses officially opened in High Wycombe

Article published in Bucks Free Press, 1st December, by Elizabeth Scott

The Mayor of High Wycombe, Councillor Nathan Thomas, unveiled the new residences at Chichester Close on Thursday, October 24.

The addition was welcomed by Councillor Lesley Clarke OBE, chairman of Wycombe Almshouses, who, during her speech, expressed her pleasure at the expansion.

_{Outside entrance of the building (Image: Neil Marshment)}

She said: “On behalf of the trustees, we are delighted to be able to add to the Wycombe Almshouses stock. Wycombe Almshouses started way back in the 15th century, and we welcome our two new residents to the Almshouses and hope they will be very happy in their new homes.”

The opening ceremony also saw the attendance of Simon Ling, trustee of the The Almshouse Association.

Wycombe Almshouses, a charity that has been rooted in High Wycombe for several centuries, has been on its current site since 1971.

_{Cutting the ribbon (Image: Neil Marshment)}

This was after the previous almshouses on Easton Street were demolished. The new build, which includes solar panels and underfloor heating, has been praised for its exceptional quality.

Paul Turner, the almshouses manager, said: “The contractor DBC Contracting Ltd of Watford has done an amazing job and has given us and our future residents homes to be proud of.”

The design of the new buildings was the work of Richard Clarke, an architect and one of the trustees of Wycombe Almshouses.

16 December 2024

Case Study: United Charities of Romaldkirk

Project to convert cottages set to start in 2020 celebrates completion in 2024

The United Charities of Romaldkirk received a £60,000 loan from The Almshouse Association’s rolling fund to support the remodelling of three one-bedroom cottages into two two-bedroom cottages.

History

The Charity, originally known as Romaldkirk Almshouse Foundation was founded in about 1670 by William Hutchinson. In archives the Charity came across this entry:

“MEN & AFFAIRS
HE-FOUNDED ROMALDKIRK ALMSHOUSES AND BOWES GRAMMAR SCHOOL
Visitors to Teesdale must have noticed the sheltered little cottages lying on the outskirts of Romaldkirk village, known as the Almshouses. Their history is barely known. Their founder was William Hutchinson of Delroo who lived for a time at the village of Cragg near Barnard Castle. During the 17th Century, early in life he migrated to London where he acquired considerable wealth. His thoughts however must have clung to Teesdale for not only did he found the Almshouses at Romaldkirk but also a Grammar School at Bowes.
In memory of his preservation from drowning in fording Deepdale Beck between Cragg and Nab Farm a stone bridge was put up at that place. In the western parapet of the bridge there is the following inscription:

“William Hutchinson of Delroo Esquire whose great Charity was most exemplary in all respects. So likewise, in the building of this bridge, the place of his happy nativity which was built in August 1699”.

The Almshouses continue to occupy the original site at Romaldkirk and are known as Hutchinson Terrace. An inscription set into the cottages gives a date of 1671 with them being rebuilt in 1829. It is understood that originally the cottages consisted of six cottages and there is evidence of this within their layout. Until the most recent re-modelling the cottages had many years ago been re-modelled to provide three, one-bedroom cottages.

Background

The cottages needed upgrading to conform with modern day standards and a scheme of works has been undertaken to do this. The building is a Grade II listed building and sits on a small embankment facing south. They are stone built with a Westmoreland Green slate roof. The properties had single-glazed out of character casement windows, no thermal insulation, they suffered with dampness, the drainage required upgrading; the bathroms and kitchens required modernising. The roof required to be replaced.

Planning, Funding, Overcoming Challenges

Carolyn Milburn FRICS, the Agent for the Charity gave advice to the Charity on seeking grant funding from Homes England and on what would be required for a remodelling and refurbishment programme to go ahead.

Carolyn recommended to the trustees that it could be more sensible to convert the three one-bedroom cottages into two, two-bedroom cottages. As the Charity is open to local families, couples and single people who are in need, hardship or distress, it was considered that making available two-bedroom cottages could widen the scope for offering the houses to beneficiaries in the future.

Listed Building Consent was required for this plan and the services of Simon Potter RIBA of John Potter Architect Limited were engaged to design a solution for the remodelling. Once Listed Building Consent was obtained, the Architect estimated the cost of building work and Carolyn, with the assistance of the Almshouse Consortium Limited, put forward a grant application to Homes England.

The grant aid was successful but unfortunately before the works could go out to tender, Covid came along in 2020. This delayed progress for a tender exercise and by the time the works were put out to tender, the cost of materials and labour had increased exorbitantly.

The project, albeit with the opportunity of the Homes England grant funding, became out of reach.

The Charity owned an additional property; the former school building in Romaldkirk. This building had been vacant for many years and prior to 2020, planning permission and listed building consent had been obtained to convert this building into two new almshouses to add to the Charity’s almshouse portfolio. Despite a grant having been obtained through Homes England; because this development required the Charity to become a Registered Provider, and again along with the massive increase in building costs post 2020, the Charity took the decision, reluctantly, not to proceed with this plan. Instead, this building was sold at auction and the proceeds of sale utilised to proceed with the Hutchinson Terrace project.

As the Homes England grant programme was about to end and a ‘start on site’ date was not feasibly going to occur within that programme, the Charity reapplied for a grant from Homes England and this time were successful in achieving a higher grant award for the Hutchinson Terrace project. This, together with the loan from The Almshouse Association was most helpful given the increased costs in building materials.

Completion

The building work commenced in Spring 2023 and has now been completed. The properties are looking extremely smart and modern but still retain their character. All concerned, trustees, Architect, Agent for the Charity, and the Contractors are extremely proud of the result.

Many thanks to Carolyn Milburn FRICS, Partner – Rural Professional for and on behalf of George F. White LLP for providing us with this case study.

Did you know?…

To find out more, please click here

posted December 2024

Derelict stables become new almshouses in Melton Mowbray

Hudson’s and Storer’s Almshouses

Almshouse Association Trustee and Chair of The Leonard Hackett Memorial Trust, Tricia Scouller, recently attended the opening of new almshouses in Melton Mowbray.

Tricia writes:

“It was a pleasure to stand in for CEO Nick Phillips and attend the opening of four new almshouses in the bustling market town of Melton Mowbray.

I was warmly welcomed by the Revd Simon Shouler, Chair of Trustees and Mr John Chatfeild-Roberts, High Sheriff of Leicestershire. Approximately thirty guests assembled in the garden on a bright and chilly December lunchtime and tasty refreshments were served, including slices of the famous Melton Mowbray pork pie!

Guests included the local MP Ed Argar and the town mayor Tim Webster, residents, past and present trustees, councillors and the builders, joiners and glazers who built the almshouses.

The almshouses were built by the Hudson’s and Storer’s Charities in the stable block adjacent to the original almshouses. The stables had been built by Lord Melbourn and run by Harry Beeby who stabled the hunters for the famous local hunts. The stables had been derelict for many years.

The new almshouses create a lovely spacious college style courtyard which can be enjoyed by all the residents. Access is through the carriage arch and gateway which hasn’t changed for centuries.

The original almshouses were built by Robert Hudson in 1640 and named Maison de Dieu but the residents just called it The Bedehouse and the name stuck. The Bedehouse remained virtually unchanged until the 1980s when it was converted into four flats.

The stable conversion was made possible by a generous endowment and fulfils a long held dream of the charity to extend the provision of almsflats and create a college garden.

It is always very special to see new almshouses open up and to chat with trustees and residents. This visit was no exception. Thank you for taking the time to make me so welcome and to show me around.”

12 December 2024

MPs meet with Association CEO

At Portcullis House, The Almshouse Association lobbies the support of MPs.

Tuesday, 10th December was an exceptionally busy and fruitful day for The Almshouse Association CEO, Nick Phillips, as he engaged in meaningful discussions with a wide array of MPs at Portcullis House.

He received an encouraging reception to his request for greater recognition of almshouses within the National Planning Policy Framework (NPPF). Members of Parliament acknowledged the vital role almshouses can play in addressing local housing needs and expressed their support for their contribution to broader affordable housing initiatives.

The MPs were enthusiastic about raising questions and emphasising the benefits of almshouses, particularly their positive impact on local communities and the potential cost savings for government.

The case for supporting almshouses was compelling, showcasing their ability to assist MPs in fostering communities with safe and secure homes, reducing expenditure on health and social care, and alleviating loneliness, isolation, and homelessness in their constituencies.

Nick will be working closely with Members of Parliament to guide pertinent questions in the House and will continue providing ministers with valuable information to advocate for the recognition and support of almshouses.

Photos with Nick Phillips (l-r) Lee Barron Labour MP for Corby and East Northampton; Linden Grigg, Senior Parliamentary Assistant to Dame Caroline Dinenage MP for Gosport, Stubbington, Lee-on-the-solent & Hill Head; Will Forster Liberal Democrat MP for Woking; Martin Vickers Conservative MP for Brigg and Immingham

posted 12 December 2024