Latest News | The Almshouse Association

2024 Christmas Fund

The Almshouse Association is so very pleased to be able to offer Christmas fund gift vouchers again this year to almshouse residents who are 90 years of age or older on 25th December 2024.

The Almshouse Association Christmas Fund derives its origin from a generous legacy left to the Association over 70 years ago by Major Allnatt, a successful businessman and philanthropist who worked closely with and supported the Association’s founding General Secretary, Leonard Hackett.

His wish was for a small gift to be handed to almshouse residents on Christmas Eve and until his death in 1969 he wanted to remain anonymous.

The Almshouse Association invested the funds he left so that every year we are able to honour both his name and legacy in the form of a gift voucher that is sent to almshouse charities to give to their residents* at Christmas.

You’ll find an order form to apply for the Christmas vouchers in the Autumn/Winter Almshouses Gazette (being sent to all member charities this week) or you can click on this link to download the form to complete and send back to us.

Please complete and return to The Almshouse Association by email or post before the 22 November 2024.

All gifts are issued on a first come, first served basis and will be sent to the member contact detailed on your form in time to be given to your residents on Christmas Eve (The Almshouse Association will not send vouchers directly to the resident).

We love to see photos of the heart-warming occasions, so with your residents’ permission, please do keep sending them in to us!

28 October 2024

* Almshouse residents of member charities who are 90 years old or over on 25 December 2024. Vouchers must be applied for by the Charity using the official Christmas fund booking form and received by The Almshouse Association by the deadline on the form. Vouchers are sent to the designated contact at the member charity. There are limited vouchers available which are issued on a first come, first served basis.

Almshouse friends tour Morden College

Our Friends Tour of Morden College Unveils a Rich Tapestry of History

On a crisp and sunny October morning in Blackheath, final preparations were in full swing for our Friends of The Almshouse Association who would be joining us for an exclusive tour of Morden College. Steaming pots of tea and freshly brewed coffee were being organised, awaiting the arrival of our special guests.

Founded in 1695 by Sir John Morden, this historic institution was built on 11 acres of Wricklemarsh Manor to provide board, lodging, and pensions for struggling traders.

John Morden was born in the City of London, apprenticed at age 20 to his uncle, Sir William Soame, and sent to Aleppo to work as a factor. He becomes an international trader and member of the Levant (Turkey) Company and the East India Company, returning to London in 1660 having amassed a substantial fortune.

In 1669, seven years after his marriage to Susan Brand, daughter of merchant Sir Joseph Brand, of Edwardstone, Suffolk, John Morden purchased the Manor of Wricklemarsh in Blackheath (for £4200), a 250-acre estate, to become their home. Morden College was built in 1695 on the north-east 11 acres of Wricklemarsh Manor to provide board, lodging and a pension for traders who had fallen on hard times.

Sir John, who passed away age 86, is buried in the chapel crypt and statues of John and his wife, Dame Susan, still grace the western front of the College, added in 1717.

Under the terms of John Morden’s will, College trustees are drawn from the Turkey Company, and should it fail (which it did in 1834) from the East India Company, and should that fail then from the Aldermen of the City of London, who have provided the Charity’s trustees since 1884. A centenary plaque installed in the main entrance in 1984 commemorates the Aldermen’s association.

Over the centuries, the site has expanded, with the latest addition being the John Morden Centre – a beautifully designed hub that includes a medical centre, restaurant, workshops and more. Now bustling with activity, it serves both residents and the local community.

_{Credit: (centre and right)Morden College}

“It was a fantastic day and it was wonderful learning about the history of such an iconic almshouse.”

The tour offered an intimate look into the building’s history, revealing its many layers and hidden corners as our Friends were taken back in time to learn about the life of Sit John Morden and his legacy.

More tours will be held in 2025, and we eagerly anticipate welcoming our Friends back.

Nick Phillips, CEO of The Almshouse Association said, “We are immensely grateful to Morden College for inviting us to take a look around their wonderful almshouses and grounds. They represent an exemplar model of almshouses and stand as testament to the generosity and vision of their philanthropic founder.”

If you’d like to join our Friends of Members, please click here—friends and family are also welcome.

_{posted 24 October 2024}

New National Wealth Fund to unveil £1bn social housing deal

According to recent reports, “the Government’s National Wealth Fund (NWF) will provide financial guarantees for two high street banks to deliver £1bn in funding to support the retrofit of social housing in the UK”.

Following the headlines about a new fund for refurbishing social housing, members have been asking questions about when and how to access the new £1bn social housing fund for refurbishment.

The Almshouse Association spoke with Homes England yesterday (23 October 2024) and as yet, even senior contacts at Homes England are not clear on when and how the funds will be distributed. Our contact, however, has said it is likely to be available to Regulated Providers only. This is not confirmed but anticipated.

For those seeking to remodel please remember that The Almshouse Association offers interest free loans, and in some cases grants. It is also possible to access remodelling grants from Homes England even if your charity is NOT REGISTERED (Regulated). The Almshouse Consortium Limited (ACL) offers support for this fund.

Click here for more information on Loans, Grants and other funds.

posted 24 October 2024

P&G update: 21.10.24

An update on the latest policy, governance and political engagement news from The Almshouse Association.

National Planning Policy Framework (NPPF)

Almshouses making headway with a change of definition in NPPF.

18.10.24: Question in Parliament: The Association was pleased to see another question asked in Parliament this week on behalf of the almshouse movement:

Manuela Perteghella (Liberal Democrats) (Stratford-upon-Avon): (8305) To ask the Secretary of State for Housing, Communities and Local Government, if she will make it her policy to bring almshouses into the definition of affordable housing.

Matthew Pennycook (Labour) (Greenwich and Woolwich): Our consultation on proposed reforms to the National Planning Policy Framework sought views on whether changes are 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.

The consultation closed on the 24 September and officials in my department are currently analysing responses with a view to publishing a government response before the end of the year.

UPDATE: 26 November 2024 – A further question was asked by Neil O’Brien Shadow Minister (Education)

To ask the Secretary of State for Housing, Communities and Local Government, whether she plans to amend the National Planning Policy Framework to allow almshouse charities that are not registered providers to receive Section 106 funds for the provision of affordable housing.

Matthew Pennycook Minister of State (Housing, Communities and Local Government)

Matthew Pennycook Minister of State (Housing, Communities and Local Government) responded with ‘I refer the Hon Member to the answer I gave to Question UIN 8305 on 18 October 2024.’

Letter from Matthew Pennycook, Minister of State (Housing, Communities and Local Government) – Following your effective campaigning, many of your MPs have written to Matthew Pennycook to ask for his support in the change in definition of almshouses in the NPPF. Receiving so many letters (we believe over 100) encouraged Matthew Pennycook to write to Nick Phillips at the Association (again) this week to express his thanks for the many letters and to confirm that the matter is being given attention during the review of the NPPF consultation.

Thank you again for your support and tenacity.

MP Engagement

Member charity engagement has led to many MP visits to almshouses.

Association CEO, Nick Phillips has not been able to attend all of the visits but he will be holding a ‘drop in’ session at Portcullis House in Westminster in December to meet any MPs that he has been unable to meet. The purpose will be to discuss almshouses and our drive to see the planning issue amended. The date in December is currently being finalised. Members will be informed as soon as possible.

National Federation and The Ministry of Housing, Communities and Local Government (MHCLG)

Nick Phillips has been working with the National Federation of Housing and MHCLG regarding the qualification requirement for Registered (Regulated) almshouse charities.

The Association has put forward a strong case to exempt all trustees and to recognise a minimal scale/size of almshouses where it would be impractical to have a requirement for clerk or warden to gain the qualification. Members will be updated as as soon as we hear more.

Regulated Housing Provider Check List

The Association is working with a number of partners with the challenge of interpreting the requirements of Regulated returns. We will shortly be introducing a simple check list of the up-to-date requirements for Regulated Housing Providers.

posted 22 October 2024, updated Dec 24

Association website – 77% more visitors after BBC interview

Almshouses on BBC Morning Live: ‘Retired and Renting‘

The almshouse movement is experiencing somewhat of a renaissance; hardly a day going by without almshouses and their benefits appearing either on the radio or social media, in magazine articles, the nationals and the local papers. Back in September, we were preparing for a photoshoot with resident interviews at a Chester almshouse with Cheshire Life magazine so when the BBC contacted the Association about an interview for their feature on ‘Retired and Renting’, we were thrilled to be able to take part and suggested combining the two.

It was a bright, sunny afternoon when our CEO, Nick Phillips, arrived at the Nantwich Almshouses for the interview and the site was buzzing with activity. Film cameras, photographers, cables and crew stretched across the grounds, plus several residents were eagerly awaiting their introduction to the BBC crew and Cheshire Life’s editorial team. The atmosphere was one of anticipation and importance.

The BBC interview addressed a growing concern. Many older, retired individuals can no longer afford the rising rent costs to stay in their homes. According to iNews, the statistics are alarming, with a 50% increase in recent years. During filming, we heard from a couple who had become homeless, unable to keep up with rent hikes. Their story paints a grim picture, yet there is hope—this couple has since found refuge in their almshouse in Nantwich and their lives have changed dramatically for the better.

This news feature, which aired on the BBC’s Morning Live Show on 18 September 2024, highlights the invaluable role of almshouses. Not only do they provide security and stability for vulnerable individuals, but they also offer a cost-effective solution that doesn’t burden public finances. To view the interview, please click here – the almshouse section starts about 19 minutes in.

The piece underscored how almshouse living can profoundly transform lives, offering dignity and hope to many and, following the interview, the huge spike in visitors to our website demonstrated both the pressing need for affordable homes and the public’s interest in almshouses.

posted 10 October 2024

Almshouse Association Board plan 50 year strategy for almshouses

The Almshouse Association Board of Trustees plan 50 year strategy for almshouses at their annual Board Awayday at Bowden Hall in Gloucester on Thursday 3rd October 2024.

Taking a long term view at the Association and almshouse movement, the Board discussed how to continue to raise the profile of the movement and even better support our members over the next decades, helping our members face present and future risks and opportunities.

High on the agenda is supporting members with trustee succession planning and long term representation at government policy level. More details about how we will develop our services will follow.

In reviewing the long term needs of members, Nick Phillips and the Board recognised that more resource will be needed for staff and volunteers. The existing offices at Billingbear are no longer suitable and the team have outgrown the premises, plus the associated investment house is not providing a good enough return for the Association. It was agreed that a new office location will be identified and the assets reinvested to secure both income and office accommodation for the next 50 years. A tall order, but opportunities are being explored.

posted 7 October 2024

Inspiring the next philanthropists

The almshouse movement is experiencing a long overdue renaissance with heightened media attention and, as we look ahead to the next 50 years, we are eager to use this growing awareness to inspire philanthropists to support and expand this vital cause.

In July 2024, The Almshouse Association welcomed a full house of almshouse enthusiasts to The Charterhouse in London.

As well as tours of the stunning buildings and gardens led by the ‘Brothers’, our guests listened to talks from a fascinating group of speakers that highlighted the significance of the almshouse movement and power of philanthropic giving.

They included George Courtauld, architect and generational philanthropist; Peter Aiers OBE, CEO of The Charterhouse; Simon and Juliet Dumas, landowners and community benefactors; Martin Smith, CEO of The Poland Trust; Christopher Ray, Chairman of The Frederick Ray Trust; and Willie Hartley Russell, Chairman of The Almshouse Association and The Hartley Trust.

There were also exceptional resident speakers who captivated the audience with their heart-warming life stories.

Speeches from the day have been shared below:

George Courtauld
Architect and generational philanthropist

The Courtauld family has a long history of philanthropic endeavours and their legacies, rooted in centuries past, continue to thrive today. They include Braintree Town Hall, The Courtauld Institute of Art in Braintree, Bocking Public Gardens and Halstead Homes of Rest almshouses.

Click to download speech

Christopher Ray
Chairman of The Frederick Ray Trust

Christopher Ray, the grandson of Frederick Ray and current Chairman of The Frederick Ray Trust recounts the story of his grandfather, who founded the Trust in honour of his first son, Lt. Frederick Lee Ray of the Bedfordshire Regiment

Click to download speech

Martin Smith
CEO of The Poland Trust

Martin Smith is the Chair of The Poland Trust, an almshouse charity based in Surrey. Recently, they hosted a royal visit from HRH The Duke of Gloucester to celebrate the launch of their new almshouses in Brockham and were awarded The Inspirational Homes Award by The Almshouse Association.

Click to download speech

Peter Avery
Resident

In 1996, Peter Avery became the first male resident of Trinity Homes in Brixton. A former senior lecturer at Central School of Art and Design, Peter, now 84, continues to be a very active artist and is currently designing a stage set for a south London theatre.

Click to download speech

The Almshouse Association would like to express our huge thanks to all our speakers for their valuable contributions.

Following the event, Association CEO, Nick Phillips, has been continuing engagements with guests to establish new almshouse charities and secure funding for redevelopment. He says,

“This is a new era for the almshouse movement. The value of companionship, community and friendship that our members hold at their heart, is now recognised as the best model for providing a place a to live.”

We will keep you informed about our progress and future developments.

posted 3 October 2024

A Royal Visit to Poland Trust almshouses

The Poland Trust welcomes The Almshouse Association Royal Vice Patron, HRH The Duke of Gloucester

Surrey almshouse charity, The Poland Trust hosted a royal visit at the launch of its stunning new almshouses on the 10 September 2024.

_{HRH The Duke of Gloucester, Nick Phillips, Martin Smith and Tim Kenny}

Greeted by His Majesty’s Lord-Lieutenant of Surrey Michael More-Molyneux, Cadet Flight Sergeant Lucas Reeve, Association CEO Nick Phillips, and Chair of The Poland Trust Martin Smith, HRH The Duke of Gloucester was warmly received by everyone at the new Brockham site.

A keen architect himself, the Duke showed great interest in the architectural plans for the site which were presented by CEO Martin Smith and trustee, Tim Kenny. Architect, Chris Tizzard provided insights into the design and logistics of the project and the Duke was treated to a live demonstration of the flood water deterrent system!

An introduction to Simon and Juliet Dumas, the generous land donors for the almshouses followed and the Duke was then taken on a tour of several of the new homes where he met residents Rachel Smith and Will Harrow with their children, Jessica, Ella, Neve and new born baby Oliver, as well as Rosemary Lawlor with her sons, Marc and Riley.

The visit concluded with tea and cake with residents and special guests and a commemorative plaque unveiling. In a heart-warming gesture, the children of the residents presented the Duke with a special book, ‘Artwork by the Children of Poland Meadow’, featuring their hand-painted depictions of their new homes.

Martin Smith expressed his gratitude to the Duke, saying:

“We were honoured to host this memorable event for His Royal Highness. It was a pleasure to show him the almshouses and to introduce him to everyone who played a role in bringing this successful project to life.”

Nick Phillips, CEO of The Almshouse Association, added:

“We are deeply honoured by His Royal Highness The Duke of Gloucester’s visit to Poland Meadows. This remarkable site, partially funded through self-build homes, harmonises beautifully with the surrounding landscape. We owe our gratitude to Simon and Juliet Dumas for their generous land donation and to Mole Valley Council for their collaborative efforts with The Poland Trust in making this project a reality.”

_{HRH chats with Juliet Dumas, one of the land doners who made it all possible.}

The success of this site, grounded in philanthropic generosity and a decade-long dedication by trustees, has made affordable housing available to young people who might not otherwise have been able to remain in the area.

To learn more about Poland Meadows and The Poland Trust see also:

– Case Study: Poland Trust

– Almshouses for young people in Surrey

posted 16 September 2024

Request from CEO

Please join us in responding to the National Planning Policy Framework Consultation – Closing date – 23 September 2024

Dear Members

Thank you so much for all your support with the amendment to the National Planning Policy Framework (NPPF) so far. Your support has already helped significantly. As you may know there is now a consultation on the NPPF and the attached paper sets out the response of The Almshouse Association. We need your help again to help push this over the line. This consultation closes on the 23 September 2024 so we are throwing our full efforts behind; it may be our best chance.

Can you spare a few moments to add your voice to the consultation? It really will only take a few moments, and I think this is possibly our best chance at seeing change. It would be great if you could.

Please log onto: Proposed reforms to the National Planning Policy Framework and other changes to the planning system – Page 1 of 19 – Ministry of Housing, Communities and Local Government – Citizen Space

Complete your charity details.

There are over 100 questions in the online consultation. The Almshouse Association feels our remit allows us to answer further questions related to affordable housing and planning and our answers can be found in our written response paper here. As independent charities, you will decide on your responses to any questions that you feel relevant, however if you are short of time and can only answer one or two questions, can we ask that those questions are the most important for us all – Questions 56 and 57 – which have been drafted by Government directly seeking a response from the almshouse network. You will need to read the questions in more detail for context and I have copied the questions in the adjoining written response paper (see link above), however for ease, our responses to Qs 56 and 57 are set out below.

Please adapt as you see fit. We have underlined and highlighted in BOLD the amendments we would like to see to the wording of the current NPPF definition of affordable housing, however the key message we are hoping to raise is that almshouse charities that are not Registered should be considered able to apply for Section 106 benefits, in the NPPF definition of affordable housing.

It would also be a great help if you are also able to send the enclosed letter to your local MP having made the appropriate amendments.

TAA Responses to the consultation – Qs 56 &57:

The full background and context to the questions can be found in the written response paper (see link above) and in the consultation document online.

Question 56 – Do you agree with these changes?

Answer 56: – Almshouse charities are often the only form of affordable housing in rural areas. Trustees are drawn from the community. Almshouses are exempt from the Right to Buy and the homes are offered in the community, led by those from the community in perpetuity. Almshouses are community housing in all but name. The definition for community housing should include almshouses as charities. Charities are restricted to work on the terms of their Governing Documents by law and it is essential that the definition of “Community Led Housing” does not exclude charities that deliver exactly to the objectives of the Government and local communities.

The Almshouse Association would like to see almshouse charities recognised as Community Housing in this aspect of planning. Almshouse charities are led by local trustees drawn from the local community. They provide homes for the local community and are charities where no profit is taken. They are exempt from the right to buy – so remain in perpetuity for local people in housing need. Almshouse charities should be considered for Rural Exception Sites.

We are also seeking views on whether changes are needed to the definition of ‘affordable housing for rent’ in the Framework glossary, to make it easier for organisations that are not Registered Providers, for example community-led developers and almshouses, to develop new affordable homes. This is intended to inform our approach to National Development Management Policies. Please see question 57 below and a possible response:

Question 57 – Do you have views on whether the definition of ‘affordable housing for rent’ in the Framework glossary should be amended? If so, what changes would you recommend?

Answer 57: The Almshouse Association would like to see a change to the definition of affordable housing for rent to include almshouse charities registered with The Charity Commission and by definition provide affordable housing to those in need.

As the definition is drafted in its current form almshouse charities (not Regulated Housing Providers) are not only excluded from accessing Section 106 opportunities but are in some cases required to pay a Section 106 levy when they do expand provision of affordable housing.

The Almshouse Association would like to see the following included in the NPPF definition of affordable housing:

Affordable housing

Housing for sale or rent (including housing made available to residents who are Charity Beneficiaries as LICENSEES), for those whose needs are not met by the market (including housing that provides a subsidised route to home ownership and/or is for essential local workers); and which falls within one or other of the following definitions:

Affordable housing for rent:

EITHER

(i) meets all the following conditions:

(a) the rent is set in accordance with the Government’s rent policy for Social Rent or Affordable Rent or is at least 20% below local market rents (including service charges where applicable).

(b) the landlord is a Registered Provider, except where it is included as part of a Build to Rent scheme (in which case the landlord need not be a Registered Provider); and

(c) it includes provisions to remain at an affordable price for future eligible households, or for the subsidy to be recycled for alternative affordable housing provision. For Build to Rent schemes, affordable housing for rent is expected to be the normal form of affordable housing provision (and, in this context, is known as “Affordable Private Rent”).

(ii) the landlord is an almshouse charity operating under the agreed code of practice, registered with the charity commission for England and Wales offering housing as almshouses to persons in need in return for a weekly maintenance contribution equivalent to a social rent or an affordable rent.”

Thank you so much for your help. You have already been a great support and I hate to ask for more help, particularly when so many of you are so busy. Please use any of our responses to other questions (in the briefing paper enclosed) and in the attached letter template to your MP.

We will keep you advised of progress.

Best regards

Nick Phillips
CEO of The Almshouse Association

posted 10 September 2024

STOP PRESS – S106 opportunities

Section 106 development opportunities for almshouse charities

You will already be aware that the Association is working with the Government to amend the National Planning Policy Framework in favour of almshouses (not registered with The Regulator of Social Housing), however, we wanted to share with our members some recent conversations we have been having with organisations outside of Government.

CEO Nick Phillips recently met the Director of Vistry Group, the largest building company in the country, which own companies including Linden Homes/Bovis Homes/Countryside Homes. They have agreed, in principle, that if there is a small Section 106 opportunity on a site being developed by any of these companies and your charity would like to adopt the S106 Affordable Housing aspect of the site, please contact Nick Phillips who will put you in touch with the appropriate local Director.

NOTE: If your charity is not registered with the Social Housing Regulator, we may need to persuade the local council to accept almshouses. In some council areas the planners will accept non-registered charities as providers of affordable housing but most require a more detailed conversation.

Vistry Group, although a very commercial organisation, have an interest in almshouses and how they can support almshouse development as part of their 106 obligations.

posted 2 September 2024