Windsor MP supports Association proposal

The Almshouse Association is pleased that Windsor MP, Jack Rankin supports our proposed changes to the National Planning Policy Framework, aimed at increasing affordable housing.

Windsor MP Jack Rankin was recently interviewed by the Slough Observer newspaper about development on and around greenbelts, commenting, “I back a ‘plan-led’ approach of managing our spaces, putting new build revenue back into preserving our green belt. I will always be a loud and proud champion of our environment, ensuring the character of our local spaces surrounding the towns and villages I represent is preserved”.

He spoke about his enjoyment at joining the residents at the Ellison House almshouse, formally The New Windsor Municipal Charities, for a recent BBQ, saying,

“I had a great time chatting with the residents about their life experiences, including some fantastic military stories”, adding “There are some policy tweaks to the National Planning Policy Framework which The Almshouse Association believe could enable more homes like this and reduce costs. I will be making these representations.”

This is good news for The Almshouse Association. MP support, from all parties, for our proposal to have almshouses recognised as affordable housing in the National Planning Policy Framework is imperative to our success.

posted 2 September 2024

NPPF and Affordable Housing

BREAKING NEWS

The Association has been keeping pressure on the Government to review the National Planning Policy Framework (NPPF) and update the definition of affordable housing to include unregistered almshouse charities.  

At a meeting with Civil Servants, backed by your great supporting letters, we have been advised that a new “lightening” consultation will take place very soon to review the NPPF and it will include a specific question about almshouses.

Yes, – we have been here before.. but, we believe now is our best chance to correct this historic anomaly. It is important to note, however, that it is very highly likely that in return for any state support that becomes available as a result of a change to the NPPF, the Government will need assurances that almshouse charities are maintaining high standards for residents.

Association CEO, Nick Phillips will shortly be seeking members’ approval for a proposal to give the Government extra confidence and the almshouse movement the best chance of making this change.

Your letters to MPs have had a huge impact but the Association will be asking for a last push – to respond to a 2 minute yes/no questionnaire and to support the proposal to Government.

This proposal may well “kill two birds with one stone” as we are conscious that over our shoulder, snapping at our heels, is the new Renters Bill. This Bill will possibly sweep up any housing providers (inc. almshouse charities that are not recognised as Registered Providers) into a sector governed by private rented legislation. Our goal is to safeguard our charity status by developing our own fair and practical accreditation that is widely accepted, thus mitigating any negative effects on almshouse charities.

Your support of this proposal would help us to work towards this goal and help safeguard our independence.

  • To complete the short questionnaire – please click here
  • To view the briefing – please click here

If you have any questions relating to the questionnaire or the consultation in general, please do not hesitate to contact us.

posted 1 August 2024

ARC releases project findings

Almshouse Resilient Communities (ARC) for the Future project

The Almshouse Resilient Communities (ARC) for the Future project enhances research on the resilience of the almshouse model, providing further evidence of its positive impact on residents’ well-being. It highlights why almshouses excel as community-led housing, showcasing elements that make them life-changing homes among supportive neighbours.

The Association encourages members to read the findings (click here to access ARC project) for its valuable insights and consider it alongside the growing body of independent research available (click here to access The Almshouse Association Library of research).

Almshouse Resilient Communities (ARC) for the Future project.

In a world facing increasingly severe threats, including climate change and pandemics, we need to build resilient communities.

ARC for the Future was a 30-month research project, working with seven community partners who provide high-quality accommodation for older residents.

From these almshouse communities, some of which have been in place for hundreds of years, we can learn much about resilience, not only for almshouse communities but for society more generally. The project explored three perspectives: community, built environment and organisational resilience.

Themes
ARC for the Future found 30 themes which contribute to almshouse community resilience. The 30 themes are grouped into 4 key themes:

To access all links related to the project, please visit ARC for the Future – United St Saviour’s Charity (ustsc.org.uk)

The project was led by University College London (UCL) . Who funded the Work?: The project was funded by The Dunhill Medical Trust (DMT). Beyond a constantly supportive presence, DMT took no direct part in this research. How to cite: Callahan, E., Murtagh, N., Pannell, J. & Pooley, A. (2024) The Knowledge Hub on Resilience in Almshouse Communities. https://www.ustsc.org.uk/arc-for-the-future. The partners were United St Saviour’s Charity, London, Sir Josiah Mason Trust, West Midlands, Durham Aged Mineworkers’ Homes Association, County Durham, Whiteley Homes Trust, Surrey, Southwark Charities, London; Legacy East Almshouse Partnership, East Anglia, Bristol Charities, Bristol. The partner project team members: Alison Benzimra (UStSC); Zoe Richardson (SJMT); Sue Taylor, Lisa da Silva and Laura Cole (WHT). Residents Advisory Group members: Andy Rosholm-Olesen, Kim Baxter, Liz McIlduff, Maggie Andersen, Nick Henderson, Pat Medina, Roger Hoare, Sid Guichard, Viv Guichard, and other almshouse residents. Professional Advisory Group members: Martyn Craddock, United St Saviour’s Charity; Rachel Hill, Whiteley Homes Trust; David Healey, SJMT; Paul Mullis, DAMHA; Chris Wilson, Southwark Charities; Julian Mines, Bristol Charities; Nick Phillips, The Almshouse Association; Charlotte Cook, Winckworth Sherwood Law; Lois Beech, Housing LIN; Sarah Davis, Chartered Institute of Housing; Paul Gayler, Chelmsford City Council; Chris Jones, Erosh (Midlands)/Wyggestons Almshouse Charity; Anne Taylor, Thorngate Churcher Trust; Althea Howarth, Ridgeway Associates; Mushtaq Khan, Housing Diversity Network; Oliver Soutar, Dunhill Medical Trust

posted 29 July 2024

RSH publishes annual review

The Regulator of Social Housing has published the annual review of its consumer regulation work for the past year

On the 17th July 2024 The Regulator of Social Housing (RSH) published the annual review of its consumer regulation work for the past year (1 April 2023 to 31 March 2024).

The report provides important learnings for all social landlords which they can use to strengthen their approach to delivering the outcomes in RSH’s consumer standards.

The report reinforces several important points for landlords who must:

  • meet all health and safety requirements to keep tenants safe
  • know the condition of tenants’ homes and have accurate, up-to-date data on them
  • have an effective complaints handling process in place
  • engage effectively with tenants and treat them with fairness and respect
  • refer themselves to the RSH when they find a material issue, or a potential material issue, so it can be resolved promptly if required.

The report covers the year before the RSH began its new regulatory approach and relates to its previous consumer standards. However, the findings and learnings are still highly relevant in the context of the new standards.  

Fiona MacGregor, Chief Executive at RSH, said:

“Landlords must take their responsibilities seriously and provide safe and decent homes for their tenants and treat them with fairness and respect. As the cases in this review show, some landlords have failed to do this.

“We have now started our proactive regulation of the consumer standards, including our programme of inspections, which will help to drive landlords to deliver long-term improvements. All landlords should consider the important lessons in this report as part of their ongoing work to improve tenants’ homes and services”.

Note: On 1 April 2024, RSH introduced new consumer standards and started a proactive inspection programme for landlords with over 1,000 homes. It also continues to review landlords’ information regularly and investigate cases that are referred by tenants and other stakeholders. More information about RSH’s regulation is available on its website.

posted 24 July 2024

AWARDS – The Almshouse Association Awards announced

Congratulations to The Almshouse Association Award winners

The Awards Panel is delighted to announced the five recipients of this year’s awards for work completed in 2023.

Weston Consolidated Charity, Spalding

Two single-storey, one-bedroomed, bungalows (with a car parking area and the facility to charge a mobility scooter) were built to wheelchair accessibility standards, with the inclusion of integrated solar panels on the roofs of each property.

This will greatly improve energy efficiency and the new tree and shrub planting will promote biodiversity.

Sloswicke’s Almshouses, Retford, Nottinghamshire

In 2017, the Charity purchased a former joiner’s workshop that dominated the road where their existing nine almshouses are situated.

Planning consent was granted to demolish and replace it with five single bedroom almshouses, two of which are bungalows.

They also added a single communal garden with a central seating area as well as a mobility scooter store with appropriate access.

Girton Town Charity, Cambridgeshire

Girton Town Charity trustees made a commitment to increase and future proof its almshouses by creating 15 new homes at Dovehouse Court in the heart of the village. They replace six existing bungalows which had been built in the 1930s and 1960s and no longer provided an appropriate standard of accommodation.

The new almshouses are built to conform fully to certified Passivhaus standards, with excellent sustainability credentials, and are situated around a central courtyard. The contemporary homes were designed for extended independent living for the over 55s, with an internal layout to include a master bedroom and small second room, open plan living, kitchen and dining area, with access to balconies or individual terraces on the ground floor.

The Charterhouse, London

The Awards Panel consider this initiative deserves a special award that has not been granted before. The project consisted of a ten-week programme of drawing masterclasses, guided by an artist/facilitator. These culminated in a co-curated three-month exhibition at The Charterhouse, featuring accompanying text interpretation collaboratively developed by the masterclass participants and professional staff from Charterhouse.
Its specific goals included addressing issues of isolation and exclusion and aimed to strengthen connections between the internal older community and external groups by actively involving local community organisations.

Appleby Blue, United St Saviours, Southwark

Appleby Blue is an innovative social housing development that reimagines the almshouse concept for contemporary, inner-city living. By marrying heritage with modernity, Appleby Blue offers an affordable housing solution embracing a resident support model to elevate their quality of life and foster a sense of belonging.
Central to its ethos is community and the communal centre spaces, exemplified by the sociable kitchen at its core which hosts a myriad of events.
In tandem with its 63 residents across 57 homes, Appleby Blue’s diverse intergenerational community programme encompasses digital skills sessions, dance and exercise classes, and culinary experiences.

Congratulations to all our worthy award winners for your outstanding achievements!

kindly sponsored by

The Almshouse Association Awards recognise the vital role almshouses and almshouse charities play in today’s social structure and future affordable housing. The hard work and inspired innovations of our members not only enrich the lives of almshouse residents, they also support the continued longevity of the almshouse movement.

So many members have incredible sites and have been working hard to make improvements, increase the number of almshouses and improve the standard of almshouses available to local people in housing need.

We encourage you all to share your work with your peers and the wider public by partaking in the award process.

posted 18 July 2024

2024 AGM

The Almshouse Association held its 73rd Annual General Meeting on Thursday 27 June 2024.

Please see our summary below:

  • Association Chairman, Willie Hartley Russell (WHR) presented an update on the current position of The Almshouse Association (TAA). He outlined the key issues, highlighting that heritage and conservation are an important aspect of TAA work. He confirmed that 2023 had been a good year for TAA, with increased users to our website, a bigger social media and national press footprint, engagement with MPs continuing at a pace and engagement with members though regional meetings. He spoke of the new Charity Health Check and Standards of Almshouse Management update and its recognition by The Charity Commission. We ended the year in a sound financial position with good progress on the TAA 5-year strategy. He went on to thank staff, trustees, ambassadors and members for helping make 2023 a very successful year.
  • WHR was also delighted to announce that His Majesty King Charles III will continue as our Royal Patron and HRH The Duke of Gloucester will remain as our vice Patron.
  • The Minutes of the last Annual General Meeting held at One Great George Street, Westminster, London Thursday 15th June, 2023, were voted on and agreed to be correct.
  • Board Election – Clive Cook sought re-election to the Board of Trustees. This was voted on and confirmed.
  • Presentation and Adoption of the 2023 Annual Report and Accounts: presented by Mr S J Ling (SL) – Honorary Treasurer
    • SL summarised the outcome of last year as an overall net deficit of £142,438 which was slightly higher than the previous year’s deficit. This deficit is stated before an increase in the value of our investments of £870,356.  Which more than reversed the reduction that occurred in 2022.
    • Much of the income and funds are restricted.  With regards to the day-to-day running of the Association, TAA relies on unrestricted income to meet staff salaries and other costs. In 2023 the total income was £893,469 with 18% restricted income and 82% from unrestricted income.
    • Expenditure last year was £1,035,907, 14% of that came from restricted funds.
    • Spending from unrestricted funds formed about 86% of the total, of which staff costs were 48% and other expenses 38% of the total.
    • TAA receives restricted income; and amongst other things this provides the funds out of which TAA provides interest free loans to members. Other expenses have to be paid out of the unrestricted income, therefore, it is important that TAA breaks even in this respect.
    • The Association continues to be financially strong and well positioned to continue to provide the support that its members need and expect.
  • TAA Auditors, Buzzacott LLP, have signed off the financial statements with a clean report. The motion to adopt the TAA Annual Report and Accounts was proposed and approved.
    • The re-appointment of Buzzacott as auditors was voted on and approved.
  • Any Other Business – none
  • The Almshouse Association CEO, Nick Phillips (NP) gave thanks to staff and the Board for their support during 2023, confirming
    • TAA Standards of Almshouse Management manual is reviewed and updated so that it can continue to be trusted as robust and legally compliant.
    • TAA work with the government continues behind the scenes.  There is a need to continue to ensure almshouses are protected from the regulation. 
    • TAA strategy: to 2030 – Protect and Build are the two core elements.
    • TAA will provide dedicated resources to help members with the big challenges such as recruiting trustees and building robust boards. 
    • building awareness when talking to the Government. 
    • new charities to be encouraged to establish. It has been 40 years since the last new almshouse charity was introduced. 
    • TAA might need to look at a code of practice to persuade Government to recognise the model in planning terms.
  • NP thanked all the almshouse charity trustees for the hard work that they put in.
  • Full minutes of the AGM – click here
  • A full recording of the AGM can be found here.

posted 18 July 2024

The King’s Speech and what we know

HM King Charles III delivered his speech to Parliament on Wednesday 17th July 2024.

Prior to The King’s Speech being read, it was suggested that the NPPF (National Planning Policy Framework) Guidance was to be reviewed. This aspect of planning, in itself, was not identified, however, there were some interesting aspects worth highlighting to members:

The Almshouse Association has long suspected a Private Renters’ Bill will come forward with the new Government and this was clearly referenced in the King’s Speech as a Renters Rights Bill here:

  • The Renters’ Rights Bill will transform the private rented sector, ending Section 21 evictions, applying ‘Awaab’s Law’ and applying a Decent Homes Standard to the sector amongst other things. 

     The Bill will:
    • Be stricter on ‘bidding wars‘ which have been increasing prices for renters and will give tenants the right to request a pet, which landlords cannot “unreasonably refuse”.
    • Make it illegal for landlords to discriminate against tenants receiving benefits or those with children, and support “quicker, cheaper” resolutions where there are disputes, while giving councils new investigating powers to fine “bad actors”.
    • Create a ‘digital private rented sector database’ to bring together key information for landlords, tenants and councils.

  • Awaab’s Law, which forced social landlords to repair mouldy homes, will be extended to the private rented sector, along with a “decent homes standard” to ensure properties are “secure and hazard free”.

    Our Members will ask, “How does it affect us? We are not the Private Rented sector” This is true, but…our concern is that if we don’t gain Government and legislative recognition for the Charity status almshouses rightly hold close, we are at risk of being caught by one of these ‘scattergun’ Bills.

    The devil is in the detail; as we have seen with the Social Housing Act, there were a few details that didn’t quite work with the almshouse charity model and we will be alert to that during the development of these new Bills, but let us assume for now that we will be affected either directly or indirectly by some of these proposals.

    If your charity is Regulated (i.e. your Charity is a Registered Provider) you will already be affected by the Social Housing Bill. If your Charity is not registered (with the Regulator of Social Housing), the charity may – only may – be affected by this Bill – we just do not know for sure yet – it will all depend on the drafting of the Bill.

    Our good practice guidance in Standards of Almshouse Management covers many aspects of this Bill as indicated, so please do not worry unnecessarily – you are no doubt doing the right thing already. The Bill is, however, likely to have a specific set of procedures to follow and we will keep you informed.

    The key message in the interim is to make sure your Risk Assessment process is robust; if it is, it will pick up on any issues such as damp and mould that have the potential to affect the health of residents.

More details will follow after meetings with Civil Servants and as Government policy develops.

posted 18 July 2024

Almshouses in The Telegraph

The Almshouse Association was thrilled to see the article on almshouses, written by Arabella Youens published in The Telegraph on 13 July 2024.

The article includes quotes from Association CEO, Nick Phillips as well as almshouse residents such as Geraldine Nelson who lives in the Trinity Hospital Almshouses in Greenwich:

“I didn’t even know almshouses existed,” she explains. “And I’ve walked past the building a million times. There was no way I could’ve afforded a place of my own after the divorce. Coming to see the flat here, I immediately burst into tears. I can’t explain how grateful I am to be living here. I love my life.”

Nelson continues to perform her part-time volunteer job of delivering prescriptions to those in the neighbourhood who can’t access the pharmacy. She does the same for her fellow residents.

“What’s nice about living here is that you know someone will be around to help in years to come, too.”

Having lived in the same house in Greenwich for 40 years, she says there’s something unique about the community spirit in the almshouse.

“I knew my neighbours in my old street, probably five doors up and down from my house, but here, it’s so small, I know everyone. The feeling of safety, especially as a woman on her own, plays a big part. We go out together sometimes, but we know as soon as we’re through the gates that we’re home safe.”

Credit: The Telegraph article, Arabella Youens

posted 16 July 2024

P&G update: 11.7.24

Policy and Governance Update from The Almshouse Association

Recognition as Affordable Housing

Key Messages – In our mission to see the almshouse model recognised as the exemplar form of community housing, we firstly need to have almshouses recognised as proper affordable housing under English Planning guidance (the National Policy Planning Framework (NPPF)).

This recognition would allow almshouse charities (those that are not Registered Social Housing providers) that are restricted by charity legislation to provide housing for those in need:

  • access to Section 106 funds
  • and cease to be charged a S106 levy for developing more affordable homes for those in need.

Our strategy to do this – There is strong local and national support from all parties to see almshouses recognised as affordable housing in the NPPF guidance, however, as charities we may need to provide greater assurance to Government of the provision of warm, safe, secure homes. This may need to take the form of an accreditation/Charity Health Check. We are working with Government and our members to explore this option.

APPG on Almshouses (All Party Parliamentary Groups)

APPGs are currently restarting after standing down during the election. Although our own APPG on Almshouses is set up and a viable option that affords us some voices in the Houses of Parliament, we have been asked to join other APPGs to help influence charity and older peoples housing based on the success of the almshouse model. We are currently exploring all options within our capacity.

Meetings

In the last few months, The Almshouse Association CEO, Nick Phillips has met:

  • The Senior Planning and Housing Team from The Welsh Assembly to discuss
    • access to support for new build and refurbishment of our Welsh member charities, and
    • to confirm that almshouse charities that operate under an Almshouse Letter of Appointment and are registered as almshouses DO NOT fall within the scope of the Rent Smart Wales program.
  • Met the Regulator for Social Housing to
    • request lower fees for those members who are Registed Providers, that better fits with the scale of almshouse charities.
    • ask for guidance on ‘proportionality for returns’ for small scale almshouse charities, and
    • to seek guidance on what form of accreditation would be supported in order for almshouse charities to be recognised by Government as proper affordable housing.
  • Met National Housing Federation to discuss our approach to Government. The NHF supported our approach and made their own supportive request to ministers.
  • The CEO of The Housing Ombudsman Scheme to
    • see support for almshouses to be recognised as affordable housing, and
    • see how the new Complaints Policy could work with the almshouse charity model. Richard Blakeway was very supportive and helpful in both matters.

The Almshouse Association has also requested meetings with:

Our thanks go to all the members who responded to our request to send letters to the local MPs. Since the election, over 100 letters have been sent to MPs supporting the almshouse model, inviting MPs to visit almshouses and seeking proper recognition under S106.

Please contact Nick Phillips on any policy or political matter via email at nickphillips@almshouses.org

posted 11 July 2024

Our Royal Patron King Charles III

The Almshouse Association is pleased and honoured to be able to announce that the office of King Charles III has confirmed His Majesty will be continuing his role as Royal Patron of The Almshouse Association.

The news was delivered in a letter to the Association from The Royal Household advising that the review of the Patronages of The late Queen, HRH formerly The Prince of Wales, and HRH formerly The Duchess of Cornwall, was complete.

Following their thorough analysis of over a thousand organisations, His Majesty The King will be retaining his Patronage of The Almshouse Association and our Royal Vice Patron, HRH The Duke of Gloucester will be continuing his Vice Patronage of the Association.

Association CEO, Nick Phillips said:

“We are honoured and feel privileged to have retained the Patronage of His Majesty The King. This is a measure of how highly the work of our 8,000 trustees and clerks regarded and we are all looking forward to continuing our important work together in providing homes and communities of good neighbours country-wide.”

Our Royal Patrons’ support underscores the passion and dedication of our members and their steadfast commitment to providing warm, secure, affordable homes for people in housing need.

posted July 2024