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

More almshouses needed in rural areas

Almshouses are often the only form of truly affordable housing in rural areas – why are more not being built?

In some rural areas, almshouses have been the only form of affordable housing for centuries. Recognised by Historic England for their valuable heritage and unique architectural character, almshouses are the oldest form of community-led housing, yet they are proven to be an effective model of community housing that is still so relevant today. There are some 30,000 almshouses across the UK, providing life-changing homes within warm, safe communities – especially in rural areas where property prices are out of reach for many on low incomes.

The Poland Trust in Brockham, Surrey, illustrates the success of integrating almshouses into small rural communities to support those most in need in the locality – in this case, young people and families. With research from BAYES Business School suggesting that living in an almshouse community can contribute to a longer life due to the community spirit and companionship fostered by their design, why aren’t more almshouses being built?

Almshouses have remained a cornerstone of affordable rural housing and, as they are exempt from the Right to Buy, they can remain as a legacy and part of the community – for the community – for centuries. 

A 2021 report, commissioned by The Almshouse Association and undertaken by Housing LIN, revealed that almshouses generate £43.2m in annual societal benefits, encompassing the contributions of volunteer trustees, reduced loneliness, fewer residential care admissions, and decreased GP and A&E visits. With such compelling advantages, what’s not to appreciate about almshouses?

OUR QUESTIONS

  • Shouldn’t we build more almshouses for agricultural workers, retired tenant farmers, young families, and the rural homeless?
  • Shouldn’t the next generation of philanthropists support new almshouses in rural communities across Britain?
  • Will this new Government amend the National Planning Framework to allow almshouses access to Rural Exception Sites and see more proper affordable community housing in rural England?

We urge the new Government to recognise almshouses as a form of affordable housing in the National Planning Policy Framework. This recognition would help all almshouse charities across the UK to access Homes England funding to redevelop and build new almshouses for those in need.

As the new Government considers changes, let’s ensure that supporting the development of almshouses is a priority. The time has come to recognise almshouses  as a credible and effective form of affordable housing with many added societal benefits and start building more.

Nick Phillips, CEO of The Almshouse Association

posted 8 July 2024

Contacting your MPs

Dear Members

The general election for the next Government will soon be over and we want to take advantage of the enthusiasm of new MPs to set certain records straight, to make inroads in the affordable housing shortage and show they are leading change in the affordable housing world.

I would like to take this opportunity to try and correct the planning guidance definition of affordable housing and see almshouses recognised in the NPPF as affordable housing. This change would have a number of specific benefits to the almshouse charities over the coming decades.

  • It will allow local councils to use Section 106 (or its equivalent) money to help almshouses expand – particularly on small sites.
  • It would exempt almshouse charities from being charged the S106 levy (unbelievable but it is happening!)
  • It would allow local almshouses to take advantage of the Rural Exception Scheme
  • and it would go some way to help enable Homes England to fund almshouses to build new homes without the need to be Registered Providers.

We may have to offer further levels of assurance to the Government but at this stage we want to get almshouses back on the Government agenda – early.

Can you help?

Could you consider engaging your newly elected MP by making contact and letting them know that almshouses are not only part of the affordable housing solution but a very valuable and unique community housing model that would benefit from appropriate support?

I have composed a suggested letter, but please amend or change as you see fit.

Thank you for your help and lets see if we can get this change through in this parliament.

Best regards

Nick Phillips – CEO

posted 4 July 2024

Almshouse resident and veteran attends DD celebrations

William Clemmey, Chief Officer of Municipal Charities in Stratford upon Avon writes:

“We are so proud to have Phil Sweet as one of our residents. He commanded a landing craft on D Day. He recently attended the  Royal British Legion Service of Remembrance to mark D-Day 80, at the National Memorial Arboretum on Thursday 6 June 2024 meeting Sophie the Duchess of Edinburgh, as well as being interviewed by Sky News.”

(see link below)

Video link: D-Day 80th anniversary: Veteran recalls how beached ship was ‘used as prisoner of war camp’ | UK News | Sky News

Photos from the day

He was accompanied by Heather Sweet (cousin), Becky Heyes (Granddaughter), Bennet Carr Headmaster of King Edward VI grammar school, which Phil attended and where his medals are on display

See also: Almshouse resident and D Day veteran attends RBL Service of Remembrance | The Almshouse Association (almshouses.org)

posted 26 June 2024

Girton Town Charity welcomes HRH Duke of Gloucester

A glorious day for Girton Town Charity who welcomed HRH The Duke of Gloucester on Thursday 13 June 2024 for a special visit.

Girton Town Charity welcomed our Royal Vice Patron, His Royal Highness The Duke of Gloucester to their new award-winning “Passivhaus” almshouse development in the heart of Girton in Cambridge.

His Royal Highness was warmly received by His Majesty’s Lord-Lieutenant of Cambridgeshire Julie Spence, Nick Phillips, CEO of The Almshouse Association, Willie Hartley-Russell, Chairman of The Almshouse Association, and Ann Bonnett, Chair of Girton Town Charity.

The Duke was introduced to trustees and staff at Dovehouse Court, after which he embarked on a tour of the UK’s first fully accredited Passivhaus almshouse development.

During the tour, Ian Bramwell, Director of Mole Architects and the mind behind the development showcased the interior of one of the new almshouses. The Duke also had the pleasure of visiting resident Diana Henderson in her home and sharing some homemade pastries and cakes with residents.

The event was commemorated with the unveiling of a plaque and Ann Bonnett expressed the Charity’s gratitude to The Duke, saying

“it has been a great pleasure to show you around our new almshouses so you could see first-hand these homes for the future.”

Ann then presented His Royal Highness with a signed copy of local photographer Martin Bond’s new book, ‘Cambridge: Town & Gown.’

Before departing, The Duke remarked,

“I am delighted to have been able to come to Dovehouse Court today to see and hear about your ground-breaking development. It is very impressive that your charity, which has a 500-year history, is now looking to the future with these inspiring homes which have preserved the principles of traditional almshouse design with shared gardens and a community courtyard.”

Nick Phillips, CEO of The Almshouse Association, added,

“We are very honoured to receive HRH The Duke of Gloucester at one of our member charities, particularly to show off this fine example of a new Passivhaus-certified almshouse development. The Duke seemed very interested in how the charity blended historic design with cutting-edge environmental engineering around a welcoming community courtyard, synonymous with almshouse architectural design.”

Earlier this year, Dovehouse Court was highly commended in the Best New Building Over £2 Million category at the 2024 Greater Cambridge Design and Construction Awards, hosted by the Cambridge Forum for the Construction Industry (CFCI) at Pembroke College.

See also: Charity scoops award successes for new almshouse development | Cambridge Network

Passivhaus is a leading international low-energy design standard, offering a proven and cost-effective method to achieve carbon reduction targets. Its key features include high levels of insulation, energy-efficient windows and doors, strict airtightness, and mechanical ventilation with heat recovery, resulting in low energy costs and improved indoor air quality.

posted 21 June 2024

Policy and Governance update: 6.6.24

On 6 June 2024, Association CEO Nick Phillips, met with the Regulator of Social Housing.

  • The Regulator has agreed to speed up the production of a streamlined deregistration process for small charities
  • Nick Phillips agreed to sit on the Regulator Finance Committee and will work to ensure small organisations are represented.
  • Nick raised the issues related to Homes England funding, in particular the length of time it is taking Homes England to sign off the grand debt to allow de-registration. The Regulator agreed to help smooth this process.

posted 6 June 2024

NEWWAY Project explores setting up a new almshouse charity

A representative from the NEWWAY Project recently got in touch with Association CEO, Nick Phillips to talk about their project and their hopes to set up a new almshouse charity.

They are seeking land or property, ideally within the London Borough of Newham, to build a community of accommodation for 6-15 single adults who have a history of rough sleeping or in vulnerable housing situations. The offer will be around 12- 24 months, but dependant on levels of needs and move-on options. These beneficiaries will be supported by the community and team from NEWway. They will help them build on networks that include health services, training, employment and education, volunteer opportunities and household management/financial skills. These supports will allow for a move on from their services, that ensures their rough sleeping is non-recurrent.

Angie Allgood, Director at NEWWAY Project tells us her story

“Mine is an unusual story. I am the fourth of six generations to live, work and worship in a small corner of East Ham called Bonny Downs.

I live in the same street that my great-grandparents raised their thirteen children to adulthood. Their cottages were bulldozed as part of the post-war slum clearance.

My Nan and Grandad moved their family one road down, to council-owned flats, and lived out their days thankful to post-war welfare reforms.

My Nan knew poverty.

She shared stories of severe overcrowding, being ‘kicked out’, hiding from the ‘rent man’, fearing homelessness, insecure and irregular employment and the heartbreak of children going to bed hungry.

NEWWAY Vision

We want for everyone to receive a dignified, compassionate and supportive response which enables a successful and sustainable move away from rough sleeping in the London Borough of Newham.

“I had absorbed her stories and entwined them with my own. In 2013, I walked those same streets, haunted that the destitution of her past life which was quickly becoming our present reality. Rough Sleeping, homelessness, food poverty and insecurity was on the rise.

Myself, and other locals sought the support of Newham churches, and the expertise of Housing Justice to respond to an Isaiah vision to shelter the homeless and feed the hungry in our community.

“In 2013, we opened our first winter night-shelter and formed our charity NEWway Project (1165966).

Over the past 10 years, we have continued to respond to the needs of the homeless community around us. We have grown to provide a commissioned Day Centre- (NEWday) and Employment Social Enterprise- (NEWlife). https://newwayproject.org/

We see large numbers of single men, mostly under the age of 35. Many have been granted the sanctuary and refuge of status in the UK but are faced with no prospect of housing.

Homelessness prevention teams are overwhelmed, and our guests are found as non- priority. Social Housing is non-existent to this group. Private rents are high and unattainable.

Many have a desire to work but become trapped in exploited situations and find it hard to sustain work when they have no place to call home. We see people coming out of homelessness becoming institutionalised by the systems that are designed to support, but often trap people in expensive welfare benefit options.

NEWway have been seeking a model of housing that focuses on the strength of community in providing support, and empowers individuals to lead purposeful and fulfilled lives, which include gaining and sustaining employment.

“We believe that people coming through homelessness are resilient and courageous and have much to contribute to our community. We want to ensure that those who wish to remain in our borough, have better options to do so.

We are excited to be exploring almshouses as our answer.

We are forming a new charity, that aligns with the almshouse principles.  This will allow us to provide genuinely affordable community-led housing. We want to provide a place of sanctuary and support, where our guests can recover from the traumas of homelessness and rebuild their lives by contributing within a safe and supportive community.

We are seeking land or property, ideally within the London Borough of Newham, to build a community of accommodation for 6-15 single adults who have a history of rough sleeping or in vulnerable housing situations. The offer will be around 12- 24 months, but dependant on levels of needs and move-on options. These beneficiaries will be supported by the community and team from NEWway. We will help them build on networks that include health services, training, employment and education, volunteer opportunities and household management/financial skills. These supports will allow for a move on from our services, that ensures their rough sleeping is non-recurrent.

Can you join us on this journey?”

To get in touch with a representative of the NEWway Project, please click here

posted 3 June 2024