Policy and Governance update: 18 March 2025

18 March 2025: A summary of the latest UK Government policy changes and news.

1. Affordable Homes Programme Funding

An additional £300 million has been allocated to the existing affordable homes programme, aiming to deliver approximately 2,800 new homes, with more than half designated for social rent. This funding is part of the government’s broader strategy to address housing shortages and affordability.

2. Right to Buy Scheme: Clarification for almshouses

11th March 2025: Thanks to a question raised by Sarah Gibson MP – The Government has reaffirmed that almshouses remain exempt from the Right to Buy scheme, with no plans to alter this exemption. This ensures that properties, such as almshouses, specifically designated for charitable housing purposes, are exempt from the Right to Buy. Matthew Pennycook confirmed that The Government has no intention of changing this status.

3. Renters’ Rights Bill

In its current form, this does not affect almshouses as they operate under Licenses not Assured Shorthold Tenancies.

4. Government response to the NPPF consultation

The Government response to the NPPF Consultation recognises all the hard work that members have put in to help raise the profile of almshouses and seek changes to Government Policy around planning, but it falls short of supporting the proposed changes.

The public final version of the response carries more detail about the position of almshouses in the eyes of Government than the draft version, detailing that:

Almshouses are not Community Housing because residents do not have a say in the running of them, they are run by a Board of Trustees.

“Having carefully considered responses, Government will not extend the definition to capture almshouses. While almshouses make a valuable contribution to the provision of affordable housing for those in particular need, the almshouse model differs fundamentally from community-led housing. Developments are taken forward by the board of an almshouse charity rather than by the prospective residents, and the residents are not automatically entitled to become voting members of the body that controls the homes.”

This issue has never been raised with Nick Phillips, CEO of The Almshouse Association and he has meetings booked with MHCLG and Charity Commission to discuss.

In summary:

The Almshouse Association believes that the Government wants to find a way of supporting almshouses. There is a concern, however, that changing the policy in almshouses’ favour allowing them to be recognised as Affordable Housing to receive S106 and other support, would mean that local Councils will be required to carry out their own due diligence. If the Government sticks to its current position, however, The Regulator takes the responsibility for due diligence.

The Government response recognises the value of a Code of Practice and we should pursue this long term as it will remove some of the reticence of Local Councils in supporting unregistered almshouses. The Almshouse Association will be working with LGA (Local Government) on this.

Way forward:

To persuade the government to change its position on the classification of almshouses within the National Planning Policy Framework (NPPF), particularly with regard to their exclusion from the definition of “community-led development,” we can draft a multi-point plan that emphasises the unique role of almshouses, the benefits they provide, and the implications for local communities. This plan will also suggest potential changes in policy that consider the evolving landscape of community-led housing, Section 106 Agreements, and the government’s devolution agenda.

We believe that:

  • Government is inconsistent with message. Recent summary from Government places the reason for almshouses not being supported in the NPPF is their Governance structure. A structure determined by charity law. Government already supports almshouses when they are Registered Providers and all operate in the same model.
  • Government does not understand why all almshouses don’t become regulated
  • Government has asked MHCLG to try and find a solution
  • Charity Commission support the principle of almshouses recognised in NPPF
  • All our members support the proposal for almshouses to be recognised in NPPF
  • All MPs engaged support almshouses in their request to be recognised in NPPF
  • TAA will consult on the introduction of a Code of Practice

Priority

  • Meet MHCLG (briefed by Sec of State) Post consultation.
  • Meet Selective Licensing Drafting Team.
  • Understand key objections to change.
  • Engage – Charity Commission/Regulator/Ombudsman/LGA/National Planning Director
  • Draft Code of Practice to meet concerns.
  • Test with board /members /stakeholders
  • Identify suitable Ombudsman and consult (Not Housing Ombudsman)
  • Government round table with stakeholders – Westminster.

Influencing

  • M Pennycook’s office
  • MP/Peer supporter /contact list.
  • Distribute case studies (Mole Valley, Worcester, Southwark).
  • Industry press/LGA media.
  • Direct approach MPs calling for change highlighting Governments reason for denying change to NPPF

Barriers

  • Changing legislation – win not seen as significant enough
  • Changing legislation creates a risk
  • LGA planners pro status quo – less risk
  • LG risk averse and due diligence requires resource
  • Charities are inconsistency of Governance – not all are equal
  • Scale of “win” in numbers – this will be won on quality not quantity.

5. Consultation: Supported Housing

The Government has issued a consultation on  Supported Housing (Regulatory Oversight) Act 2023.  The consultation seeks views on how the Government will implement the measures and inform the drafting of regulations and guidance on the Act. The Act focuses on three sections: the licensing regime, National Supported Housing Standards and proposed changes to Housing Benefit.

It is a long form (see link below), however, if you are a registered Supported Housing Provider or Exempt please do consider either responding directly or let us know your thoughts and we can respond for all.

Link to Consultation: Supported Housing (Regulatory Oversight) Act 2023 – Consultation

What does it mean for almshouse charities?

As registered charities, almshouses may be classed as ‘supported exempt accommodation’ and fall under the jurisdiction of this Act. The Government is proposing that the licensing regime it introduces under powers in the Act will apply to all types of supported housing set out in the Act.

Questions to consider and key areas potentially relevant to almshouse charities

Note: All questions include a tick box (strongly agree to strongly disagree) and long-form answer component (2000 CHARACTERS)

A. National Supported Housing Standards and Principles:

  • Consultation Questions: Questions 5 to 33 seek views on the proposed National Supported Housing Standards, which aim to ensure quality support services in supported housing.

    While these standards are designed for supported housing providers, almshouse charities offering housing with support services might find these standards relevant.

B. Licensing Regime Details:

  • Consultation Questions: Questions 34 to 44 delve into the specifics of the licensing regime, including conditions, exemptions, administration, and enforcement.

    Almshouse charities providing supported housing could be affected by these licensing requirements.

C. Planning Use Class for Supported Housing:

  • Consultation Questions: Questions 45 to 49 discuss the creation of a new planning use class for supported housing.

    This could impact the development and planning processes for almshouse charities involved in providing supported housing.

posted 18 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 10th 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

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 .01114Download
  • 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

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 ThompsonDownload

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