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.

Photo credit: The Charterhouse

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

  1. Complete your charity details.
  1. 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.
  1. 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:

  1. 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”).

OR      

      (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

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