The Housing Information Hub will support homebuilding, placemaking and regeneration by providing the sector with a new, national index of professional housing resources.

Press Release: 20 Sept 23: Homes England has announced a new national index of professional housing resources, The Housing Information Hub, now available on GOV.UK, will support the sector by providing direct access to over 300 sources of guidance, information and tools relating to homebuilding, placemaking and regeneration.

Developed by Homes England’s Local Government Capacity Centre, the Housing Information Hub is one of a series of new initiatives designed in collaboration with local authorities and other partners to respond the needs, and asks, of the sector.  With the aim to cover the full housing and delivery journey, resources are split into five key areas – financing, leading, building, using land and planning.

• Financing homebuilding and regeneration – information on economic appraisals, financial viability, cost estimation, funding, delivery mechanisms, the Delivery Partner Dynamic Purchasing System and procurement
• Leading homebuilding and regeneration – information on community engagement, governance, programme and project management, and resources and risk management
• Building healthy places – information on design, infrastructure, construction management, Modern Methods of Construction (MMC) and self and custom-build
• Using land for homebuilding and regeneration – information on identifying land, land acquisition, brownfield land, land disposal, due diligence, feasibility and partnership working
• Planning for homebuilding and regeneration – information on masterplanning, local planning, planning conditions, environment and sustainability, garden towns and villages, estate regeneration and housing tenures

posted 25 September 2023

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Charity Commission Press Release: Regulator publishes new guidance on charities’ social media use.

From: The Charity Commission Published 18 September 2023

The Charity Commission has issued new guidance on charities’ use of social media. Published 18th September 2023, the guidance makes clear that social media can be a highly effective way for a charity to engage its audiences and communicate about its work but that there are risks involved, which trustees should plan for.

The new guidance is clear that charities using social media should have a social media policy in place and should ensure the policy is followed. This is standard practice in many charities and across other sectors and industries, and can help an organisation avoid problems and address issues swiftly if they occur.

The regulator says its casework has revealed a knowledge gap. Trustees are not always aware of the risks that may arise from using social media, meaning that some do not have sufficient oversight of their charity’s activity, leaving them and their charity vulnerable. The guidance aims to help trustees understand these risks, how their legal duties apply, and what to consider if issues arise.

The guidance:

• makes clear that the regulator does not expect that every charity will involve trustees in the day-to-day running of the charity’s social media but that trustees must understand their legal responsibilities even if delegating tasks
• sets out the expectation that charities using social media should have a policy in place to explain how using social media will help deliver the charity’s purpose and should include the charity’s own guidelines, such as those on the conduct of trustees, employees and volunteers using social media on the charity’s behalf
• contains an easy-to-use checklist to help trustees and senior employees have informed conversations on what the right policy for them looks like
• says charities should have guidelines to manage the risk that content posted by individuals connected to the charity in their personal capacity, particularly those who are high profile like CEOs, may negatively impact the charity by association. It also makes clear that trustees, employees and others have the right to exercise their freedom of expression within the law
• signposts organisations and resources that can help trustees if they want to improve their social media skills.

The new guidance was subject to a formal consultation, which ran from January to March 2023. The Commission received 396 responses. Many welcomed the guidance, but some felt it could be clearer to explain what is and is not expected of trustees. The regulator has made a number of changes to clarify the Commission’s regulatory expectations in light of the feedback. The final guidance also further emphasises the benefits of using social media, so that charities can have confidence in their ability to make use of them.

Paul Latham, Director of Communications and Policy at the Charity Commission, said:

“There are many benefits to using social media, which can be an effective tool for campaigning, communicating with the public and reaching new and existing supporters. However, trustees need to be alive to the risks it can generate, including to a charity’s reputation. We have published this guidance because we want trustees to think carefully about what they want to achieve when using social media and then apply our guidance to help ensure their charity is protected.

We know trustees are busy and don’t expect them to be social media experts. Our guidance is also clear that their oversight need only be proportionate. However, it is the duty of trustees to act responsibly, in their charity’s best interests, and in line with the law. This includes when posting online. Our guidance will help charities to navigate their use of social media with greater confidence and will support the Commission to regulate this high profile and fast paced area in a fair and balanced way.“

• The guidance can be read in full on the Charity Commission’s gov.uk page,
• alongside their consultation response.

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The Almshouse Association has put together a response to the Government’s consumer standards consultation on which we would welcome members’ feedback.

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• Please click here to download our draft response.
• Please ensure your comments are returned to nickphillips@almshouses.org by 29 September 2023.

_{posted 18 September 2023}

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The Almshouse Association continues to apply pressure to government with regards to protecting almshouse charities from becoming unintended casualties of new legislation and we are pleased to have the support of a growing number of MPs.

This week, CEO Nick Phillips met with Ben Everitt MP at Westminster to seek his support for the amendment to the National Planning Policy Framework (NPPF) affordable housing definition to ensure almshouses are recognised. A significant lead on the Levelling Up Housing and Communities Committee, Ben was very encouraging and a champion of affordable housing. His support is invaluable and we thank him for his time and interest in the almshouse movement.  

Also this week in House of Commons Written Answers:

Our thanks to Siobhain McDonagh MP for her persistence and determination to ensure almshouses remain on the housing agenda. We look forward to reading the response to the NPPF consultation this autumn.

posted 13 September 2023

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The Department for Levelling Up, Housing and Communities issued a letter on 11 September 2023 to social housing providers informing them that the government has published guidance on the health impacts of damp and mould in the home.

As part of the government’s response to the Coroner’s report into the tragic and avoidable death of Awaab Ishak, the government committed to publishing consolidated guidance on the health outcomes of damp and mould in the home.

This guidance has now been published – please click here to access

It has been written in response to the Coroner’s report and recommendation that evidence on the risks of damp and mould should be made accessible to the housing sector. This new guidance clearly sets out the legal responsibilities of social and private sector landlords to their tenants and the serious health risks that damp and mould pose.

The government is clear that damp and mould should not be dismissed as a ‘lifestyle choice’ and that action to remove pervasive damp and mould must be taken by landlords. The guidance makes clear that it is the responsibility of landlords to identify the underlying causes of damp and mould – such as structural issues or inadequate ventilation – and to find long term solutions.

The guidance also sets out how living in a home with damp and mould can significantly affect the physical and mental health of tenants and outlines how people with certain health conditions, children and older adults are at greater risk of more severe health impacts.

See also:
– Damp and Mould Guidance | (almshouses.org)
– Almshouse Gazette (almshouses.org)

posted 13 September 2023

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Panel Consultants Robinson and Hall have sent the Association important information regarding the Government consultation on proposed changes of use for selected categories of development, including changes to residential from agricultural buildings and buildings within the commercial, business and service use classes. Consultation closes 25 September 2023.

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posted 13 September 2023

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You will undoubtedly have seen a lot in the news recently about “crumbling concrete” in schools and the current measures being taken to identify similar situations and the closure of schools on safety grounds.

The issue first came to light following the collapse of a roof in a school in 2017 and another at Singlewell Primary School in Kent in 2018. Reinforced Autoclaved Aerated Concrete (RAAC) was predominantly used in schools but was also used in other public buildings such as hospitals and libraries from the 1950s up until the 1990s.

What is RAAC?  

RAAC is a lightweight form of concrete. The Standing Committee on Structural Safety (SCOSS) has noted that: ‘Although called “concrete”, RAAC is very different from traditional concrete and, because of the way in which it was made, much weaker. …..RAAC was used in schools, colleges and other building construction from the 1950s until the mid-1990s. It may, therefore, be found in any school and college building (educational and ancillary) that was either built or modified in this time period. ….RAAC has been found in a wide range of buildings, not all of which are still in the public sector.’

The main current problem is where the material was used in plank form for flat roof decks; and the areas of concern are mainly large flat roofs built between the 1960s to 1980s; although RAAC was also occasionally used in floors and walls.

Is this a problem that could affect almshouses?

This type of construction is unlikely to be found in the majority of almshouse properties. It was not widely used for domestic construction and, whilst there are a number of almshouse buildings which were constructed between the 1950s and the mid-1990s with flat roofs, the most likely material for these is timber, although more standard reinforced concrete was also fairly often used.

The most likely possible use would be for buildings with large span flat roofs such as community halls, boardrooms, communal kitchens, scooter stores, boiler rooms, laundries, bin stores, garages etc. Where these exist and do have flat roofs, charities would be advised to take some steps to try and identify the material used in the construction of the roof deck.

Identifying RAAC

In many cases, checking to see if RAAC has been used should be straight forward – timber joists or metal truss beams are easily identifiable.

Occasionally charities may have original construction drawings available. Where this is the case, various trade names – Siporex, Durox, Celcon, Hebel and Ytong all manufactured RAAC panels, although it is also very common for substitutions in materials to have been made after drawings were completed, so this is not a definitive way of telling whether RAAC is actually present.

Concrete roof decks are sometimes visible although fairly often the ceilings will make identification difficult. In many cases ceilings will be suspended – either plasterboard or lay-in grid, concealed grid type or fine wood boards. In some cases there will be no access hatch and, therefore, some destructive opening up would be needed in order to even view the roof deck. This this should never be done without first checking for the presence of asbestos (charities with large common areas should have an asbestos register in place anyway, although this may not have identified all areas).

Lay-in grid ceilings can be lifted although this sometimes results in damage to tiles.

RAAC is usually visually identifiable although not always and sometimes some further minor destructive testing will be needed.

What if RAAC is present?

In the unlikely event that a charity does have RAAC in its roof structure, the area concerned should be isolated until further action can be taken. There are a number of repair methods available from providing additional supports to complete replacement; the location, condition and use of the panels will determine which is the most appropriate solution.

Conclusion

The majority of almshouses are unlikely to have an issue with RAAC, however, if your buildings were constructed between the 1950s and the mid-1990s and you have large flat roofs in buildings such as community halls, boardrooms or laundries etc. you should take steps to identify the roof construction. If you need further advice you should consult a Chartered Building Surveyor or Structural Engineer to carry out a more detailed inspection.

posted 5 September 2023

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This flagship item of legislation is continuing to progress its way slowly through Parliament and is currently at the Report Stage in House of Lords, prior to its 3^rd Reading.

This legislation will have a wide ranging impact across England and Wales.  One of the biggest changes will be to Community Infrastructure Levy, which will be retained by Greater London and Wales, but the rest of England will have a new Infrastructure Levy system, which will be non-negotiable and set locally. It will also eventually replace s.106 contributions.

Local Authorities must provide an exemption for Charities, where they would be liable to pay for the development or if the building or structure is to wholly or mainly used for a charitable purpose. They may also provide full or partial exemptions for institutions established for charitable purposes.

The Levy itself can be used for a wider range of “infrastructure” including

(a) roads and other transport facilities, (b) flood defences, (c) schools and other educational facilities, (d) medical facilities, (e) sporting and recreational facilities, (f) open spaces,  (g) affordable housing, (h) facilities and equipment for emergency and rescue services, (i) facilities and spaces which— (i) preserve or improve the natural environment, or (ii) enable or facilitate enjoyment of the natural environment, and (j) facilities and spaces for the mitigation of, and adaption to, climate change.

There may well be scope for further exploration as the definition of affordable housing is given as:

“affordable housing” means— (a) social housing within the meaning of Part 2 of the Housing and Regeneration Act 2008, and (b) any other description of housing that IL regulations may specify.

This is an very important clause, as it could well allow almshouses, as community housing to be considered as “affordable housing” for the purposes of receiving funding from the Infrastructure Levy.  The Infrastructure Levy regulations will be made by Statutory Instrument.

The Almshouse Association (with your support) has already been active (see Questions to Parliament ) in trying to get this definition widened for s.106 funding. The latest position from Government is indicating that they wish to leave Local Authorities to decide, however we will push for a clear national position. 

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Policy and Governance Update – Qualification for those operating Social Housing

We met with DLUC development team this week who are working on the requirements for qualification of those operating Social Housing following the Social Housing and Regeneration Act 2023.

There are two main areas requiring qualification identified in the Act. Those providing leadership and those providing housing management within an organisation or associated organisation. These are identified within the Act identified as Senior Housing Manager (Level 4) who carries out a series of duties that include: customer service, complaints, lettings, repairs etc and a Senior Housing Executive who has a strategic role (Level 5) more likely to be the CEO or equivalent. Both require a qualification (though this is yet to be defined).

In these discussions we have set out the case that such requirements on trustees would be detrimental to the appointment of and retention of almshouse charity trustees. We have made the case that trustees already have a personal responsibility to the charity and the effective and safe running of the almshouses. We further discussed a typical almshouse structure whereby the “management” may be subcontracted to a part time clerk or firm of surveyors firm and discussed how the requirement for Senior Housing Manager qualifications would work in such circumstances.

It is our view that a requirement for trustees to gain a qualification would be beyond reasonable expectations and that the almshouse model, as a charity structure, should be exempt from this aspect of the legislation.

posted 22 August 2023

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