A New Chapter for The Almshouse Association

Dear Members

We are excited (tinged with a little sadness) as we embark on a new chapter in the history of The Almshouse Association.

For some time, we have been searching for a new home, as our long-established offices in Billingbear no longer meet the needs of our growing team and our members. The space is too small and inefficiently designed, and its remote location has posed ongoing challenges.

Billingbear, however, has been more than just an office—it was a generous gift from the visionary almshouse champion, Leonard Hackett, and his family. In addition to our office, they entrusted us with their family home next door, which has provided a valuable source of rental income for the Association over the years. Their generosity has been a cornerstone of our journey, making our departure from Billingbear so bittersweet.

After exploring nearly 40 potential locations, we are delighted to have secured a remarkable new office in the heart of Windsor, just 200 yards from the Castle.

It comprises two 3,000 sq. ft. properties that require significant refurbishment, with one of the buildings being a detached office within the grounds of the main office, offering a significant future rental income. We were fortunate to acquire the site ahead of auction, allowing us the opportunity to reimagine the space and with some remedial work, secure a tenant for the adjoining building.

So, why the hint of sadness?

Leaving Billingbear feels like saying goodbye to a significant part of our history, particularly our connection to Leonard Hackett. However, we are proud to honour his legacy by naming our new headquarters Leonard Hackett House, with the adjacent office to be known as The Keep. The sale of the Billingbear site, including both the office and house, will help finance our move, ensuring a strong and sustainable future for the Association.

This transition represents an incredible opportunity. The new property will allow us to increase our rental income by 400%, helping to secure the Association’s financial stability for the next 50 years. While we cannot know for certain what Leonard Hackett would have thought, we hope he would see this as a progressive and necessary step for the Association that he helped to shape.

Renovations are now underway, with completion expected by the end of September. We will keep you updated on our progress and look forward to welcoming our members to Leonard Hackett House in the near future.

Warmest regards

Nick Phillips
CEO of The Almshouse Association

Be a part of our almshouse movement timeline!

To ensure we capture the wonderful legacy of almshouses and honour the movement, we are planning a timeline on the interior walls of our new office. It will showcase the rich history of the almshouse movement – from its origins over a thousand years ago to today – and we need your help!

Do you have old photos of your almshouses?

Inspirational quotes from benefactors and/or residents?

We’d love to feature them!

Please send in your contributions to karenmorris@almshouses.org for a chance to be included.*

* While we can’t guarantee every submission will appear on the final display, all contributions will be carefully archived and may be used for future marketing and promotional materials, with your consent.

Higos Insurance rebrands to Brown & Brown

March 2025 – A message to all member charities that have almshouse insurance with Higos Insurance Brokers, now known as Brown and Brown.

Higos Insurance Services, have rebranded and are now known as Brown & Brown, as of Monday, 3^rd March 2025.

The transition to the Brown & Brown brand is part of a nationwide unification of the company’s retail broking businesses in the UK.

Whilst Higos name has changed, they will continue to support and be a trusted insurance presence for the Almshouse Association and its members.

Higos Managing Director, Alan Clarke, explained:

“Bringing our many brands under one name allows us to better support our customers, teammates suppliers and insurer partners, while preserving the entrepreneurial spirit that makes our local offices so successful. The name above the door might have changed, but we will continue to deliver excellent service and innovative solutions, as well as ensuring our customers benefit from our strong relationships with insurers.”

The move will bring enhanced operational efficiencies across Brown & Brown’s broker base, as well as broader access to products and services, without changing the people or personalised service that local customers have come to expect.

What This Means for Local Customers

The rebrand will not change the local team, office location or high level of service that customers expect. From March, customers will be able to access www.BBrown.com/UK to find information on products and services.

Preparing You for Tomorrow’s Risks—Today™

Tel: 01458 270304
Email: almshouses.portfolio@BBrown.com
Address: 7 Cary Court, Somerton Business Park, Bancombe Road, Somerton, Somerset TA11 6SB
Website: BBrown.com/UK

Brown & Brown Insurance Brokers (UK) Limited, authorised and regulated by the Financial Conduct Authority (FRN 745618). Company registered in England and Wales. Company Registration No. 09850559. Registered office: Brown & Brown Insurance Brokers (UK) Limited, 7th Floor, Corn Exchange, Mark Lane, London EC3R 7NE.

posted 20 March 2025

Dr Radcliffe’s Almshouses given new lease of life

Case Study: New side porches for Dr Radcliffe’s Almshouses, Steeple Aston, Bicester, Oxfordshire

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

The Almshouse Association provided Dr Radcliffe’s Almshouses with a £40,000 loan to replace the porches on their two almshouse dwellings. We thank Richard Preston, Chairman of Dr Radcliffe’s Almshouse Trustees who has put together the information below for us to share with you.

Background

Steeple Aston has two almshouses in the village, dating back to 1640 and built under the guidance of Samual Radcliffe, the rector of the village at that time and principal of Brasenose Collage, Oxford.

Originally, two single-room, one-storey properties until 1812, when a first floor was added to both. In the 20^th century, a kitchen and bathroom were added, and at some stage, a porch-style structure was added to No. 1 and a lean-to attached to No.2.

Planning and repairs: navigating listed building requirements

Around the end of 2021 it was identified that some major repair work was required to No. 1’s porch so the Charity decided to apply to the local district council for work to repair the situation. It was at this stage, the Charity realised that detailed plans and designs were required to meet the listed building requirements and that both properties needed to be matched to meet planning and conservation requirements.

After some exploration, the Charity managed to find an architect to draw up a design that met the council’s specification and then submitted it to planning for approval.

Once approved, a contractor capable of completing the work was needed, so the Charity put their project out to tender. By this point, it had become clear that the work would be expensive, but fortunately, they managed to secure a local builder they were familiar with and who came in at the most competitive price.

No. 1 – timber side extension failing due to rot

Successful restoration: sympathetic extensions for the almshouses

Eventually, the work commenced with no major issues other than those to be expected from a building of this age. The almshouses now feature two identical extensions, thoughtfully designed to complement the original building, replacing the poorly constructed timber side extension at No. 1 and the questionable lean-to at No. 2. The build included:

Front elevation now in local stone
Timber windows
A roof and a timber door which are both aesthetically pleasing and secure.
The flooring is now in quarry tiles and once the weather allows, the access pathway will be finished in a resin surface to make the whole area look so much better and safer to walk on.
Bin storage has been added to both properties and
additional electric sockets in the extension allows better use of that area.

Sadly, the occupant of No. 1 passed away at the remarkable age of 95 at the start of the construction work — though it’s worth noting the two events were entirely unrelated. This gave the trustees an opportunity to refurbish No. 1, and a new occupant is set to move in on 1 April 2025.

*_{No. 1 porch almost completed, bar the resin pathway}*

Funding

The main challenge was to find the funding of £65,000 as the Charity’s funds did not stretch that far.

With the help of The Almshouse Association and the local Dr Radcliffe’s School Foundation, the Charity was able to secure the funds required and work commenced during early Autumn of 2024.

Unexpected discoveries

Digging down to create footings, drains were found that no one had any knowledge of, and some modifications were required to make safe and, in some cases, make access for future maintenance should this be necessary. The weather was not always compatible with exterior building but eventually, the job was completed and the resident in No. 2 was able to supply tea and coffee when required by the builders.

Advice for charities contemplating a similar job.

Richard Preston comments, “If I had to give any advice to anyone contemplating a similar job, I would advise them to use a contractor that is known to them and can work around issues that will crop up with a building that has been around for a few centuries. Our builder has come in on budget and has managed to solve some issues that other builders might well have struggled with. Always keep calm and remember, if a problem arises, there is always a solution!

“Many thanks to The Almshouse Association for their invaluable help and advice and I believe we are now in a much stronger and secure position that we have ever been previously.“

Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted 19 March 2025

2025 Architecture Today Awards

Entries now open for the 2025 Architecture Today Awards.

Has your almshouse recently completed a development?

Architecture Today are now accepting entries for their 2025 awards.

The Architecture Today Awards recognise buildings that stand the test of time; projects that have proven their worth through years of use, adaptation, and continued relevance. If you’ve designed a building that has delivered long-term value for its client, users and community, now is the time to showcase your achievement.

The 2025 AT Awards categories

Education
Healthcare
Hospitality, Retail, Sport & Leisure
Individual House
Landscape & Public Realm
Mixed Use
Religion & Culture

Residential Development
Transport & Infrastructure
Workplace
International
Student Prize
Key information

Find out more about each category here

Key information

Projects completed before April 1, 2022, are eligible, whether new-build or retrofit. Use the link below to see what categories you can enter. Entries close on June 23, 2025.

The live finals take place in September 2025, leading up to the Awards Party in November 2025.

ENTER ARCHITECTURE TODAY WEBSITE HERE

19 March 2025

Policy and Governance update: 18 March 2025

18 March 2025: A summary of the latest UK Government policy changes and news.

1. Affordable Homes Programme Funding

An additional £300 million has been allocated to the existing affordable homes programme, aiming to deliver approximately 2,800 new homes, with more than half designated for social rent. This funding is part of the government’s broader strategy to address housing shortages and affordability.

2. Right to Buy Scheme: Clarification for almshouses

11^th March 2025: Thanks to a question raised by Sarah Gibson MP – The Government has reaffirmed that almshouses remain exempt from the Right to Buy scheme, with no plans to alter this exemption. This ensures that properties, such as almshouses, specifically designated for charitable housing purposes, are exempt from the Right to Buy. Matthew Pennycook confirmed that The Government has no intention of changing this status.

3. Renters’ Rights Bill

In its current form, this does not affect almshouses as they operate under Licenses not Assured Shorthold Tenancies.

4. Government response to the NPPF consultation

The Government response to the NPPF Consultation recognises all the hard work that members have put in to help raise the profile of almshouses and seek changes to Government Policy around planning, but it falls short of supporting the proposed changes.

The public final version of the response carries more detail about the position of almshouses in the eyes of Government than the draft version, detailing that:

Almshouses are not Community Housing because residents do not have a say in the running of them, they are run by a Board of Trustees.

“Having carefully considered responses, Government will not extend the definition to capture almshouses. While almshouses make a valuable contribution to the provision of affordable housing for those in particular need, the almshouse model differs fundamentally from community-led housing. Developments are taken forward by the board of an almshouse charity rather than by the prospective residents, and the residents are not automatically entitled to become voting members of the body that controls the homes.”

This issue has never been raised with Nick Phillips, CEO of The Almshouse Association and he has meetings booked with MHCLG and Charity Commission to discuss.

In summary:

The Almshouse Association believes that the Government wants to find a way of supporting almshouses. There is a concern, however, that changing the policy in almshouses’ favour allowing them to be recognised as Affordable Housing to receive S106 and other support, would mean that local Councils will be required to carry out their own due diligence. If the Government sticks to its current position, however, The Regulator takes the responsibility for due diligence.

The Government response recognises the value of a Code of Practice and we should pursue this long term as it will remove some of the reticence of Local Councils in supporting unregistered almshouses. The Almshouse Association will be working with LGA (Local Government) on this.

Way forward:

To persuade the government to change its position on the classification of almshouses within the National Planning Policy Framework (NPPF), particularly with regard to their exclusion from the definition of “community-led development,” we can draft a multi-point plan that emphasises the unique role of almshouses, the benefits they provide, and the implications for local communities. This plan will also suggest potential changes in policy that consider the evolving landscape of community-led housing, Section 106 Agreements, and the government’s devolution agenda.

We believe that:

Government is inconsistent with message. Recent summary from Government places the reason for almshouses not being supported in the NPPF is their Governance structure. A structure determined by charity law. Government already supports almshouses when they are Registered Providers and all operate in the same model.
Government does not understand why all almshouses don’t become regulated
Government has asked MHCLG to try and find a solution
Charity Commission support the principle of almshouses recognised in NPPF
All our members support the proposal for almshouses to be recognised in NPPF
All MPs engaged support almshouses in their request to be recognised in NPPF
TAA will consult on the introduction of a Code of Practice

Priority

Meet MHCLG (briefed by Sec of State) Post consultation.
Meet Selective Licensing Drafting Team.
Understand key objections to change.
Engage – Charity Commission/Regulator/Ombudsman/LGA/National Planning Director
Draft Code of Practice to meet concerns.
Test with board /members /stakeholders
Identify suitable Ombudsman and consult (Not Housing Ombudsman)
Government round table with stakeholders – Westminster.

Influencing

M Pennycook’s office
MP/Peer supporter /contact list.
Distribute case studies (Mole Valley, Worcester, Southwark).
Industry press/LGA media.
Direct approach MPs calling for change highlighting Governments reason for denying change to NPPF

Barriers

Changing legislation – win not seen as significant enough
Changing legislation creates a risk
LGA planners pro status quo – less risk
LG risk averse and due diligence requires resource
Charities are inconsistency of Governance – not all are equal
Scale of “win” in numbers – this will be won on quality not quantity.

5. Consultation: Supported Housing

The Government has issued a consultation on Supported Housing (Regulatory Oversight) Act 2023. The consultation seeks views on how the Government will implement the measures and inform the drafting of regulations and guidance on the Act. The Act focuses on three sections: the licensing regime, National Supported Housing Standards and proposed changes to Housing Benefit.

It is a long form (see link below), however, if you are a registered Supported Housing Provider or Exempt please do consider either responding directly or let us know your thoughts and we can respond for all.

Link to Consultation: Supported Housing (Regulatory Oversight) Act 2023 – Consultation

What does it mean for almshouse charities?

As registered charities, almshouses may be classed as ‘supported exempt accommodation’ and fall under the jurisdiction of this Act. The Government is proposing that the licensing regime it introduces under powers in the Act will apply to all types of supported housing set out in the Act.

Questions to consider and key areas potentially relevant to almshouse charities

Note: All questions include a tick box (strongly agree to strongly disagree) and long-form answer component (2000 CHARACTERS)

A. National Supported Housing Standards and Principles:

Consultation Questions: Questions 5 to 33 seek views on the proposed National Supported Housing Standards, which aim to ensure quality support services in supported housing.

While these standards are designed for supported housing providers, almshouse charities offering housing with support services might find these standards relevant.

B. Licensing Regime Details:

Consultation Questions: Questions 34 to 44 delve into the specifics of the licensing regime, including conditions, exemptions, administration, and enforcement.

Almshouse charities providing supported housing could be affected by these licensing requirements.

C. Planning Use Class for Supported Housing:

Consultation Questions: Questions 45 to 49 discuss the creation of a new planning use class for supported housing.

This could impact the development and planning processes for almshouse charities involved in providing supported housing.

posted 18 March 2025

Association CEO meets with Sheriff of London

It was a great pleasure for The Almshouse Association CEO, Nick Phillips to meet with David Chalk at the Old Bailey earlier this month.

David Chalk is both the Sherriff of The City of London and a Liveryman for Drapers Livery Company.

David showed great interest in the different almshouse models and how they can help the young people of London.

About David Chalk
David’s career has been in research, marketing and strategy, working in the City at the Henley Centre for Forecasting, WPP, and the strategy consultants the Future Foundation, with clients including Aviva, Bass and Saatchi and Saatchi. Later, as a director at Age Concern Enterprises, he developed financial services for older people, sparking a long-term interest in elderly care – serving as a director of the UK Homecare Association. He is Managing Director of Windrush Care, his care-at-home business in Gloucestershire and the Cotswolds which celebrates its 10^th anniversary in 2025. A member of the Drapers’ Company since 1982, he was Master in 2021-22 and now Chair of the Charities Committee, focusing on education and social welfare. He has been a governor of two Drapers’ affiliated schools and has longstanding ties to St Michael’s Cornhill through bellringing and choral music. As Sheriff, he is promoting wider engagement and understanding of how the Old Bailey works and the role of the Judges. As part of the Civic Team, he is supporting the Lord Mayor and the wider City. Having spent a significant part of his career working in and with the insurance sector developing services for older people, he knows there is a big gap in the provision of financial services for care and is now using the opportunity and convening power of the Old Bailey and Sheriffs to address the issue and bring insurance, policy and care professionals together – to try to find a way forward in the funding of older people’s care.

posted 17 March 2025

Walton Charity almshouse marks 250 years

2024 marked 250 years since the first recorded Walton Charity almshouse.

The charity itself, however, has been in existence for over 800 years, making it older than the Magna Carta, tracing its origins to 1212 when a nobleman was given free land in Walton on Thames and in return he and his successors had to commit to helping people in the Parish.

To commemorate the 250th anniversary of the almshouses, Walton Charity plotted the history of their almshouses and has kindly sent it into the Association to share with our members and the public.

The almshouse origins

The original almshouse was built in 1774 on what is now the site of Mayfield.

In 1870 the property was occupied by 14 residents – one widower, two married couples, six widows, and three unmarried women. They were elected by the Vicar and could live rent-free for life.

It was recorded in 1870 that “as long as memory and tradition extend, the Mayfield site had been used as a property devoted to charitable uses”.

Mayfield, circa 1870.

Evolution

Between 1902 and 1912, the old buildings were replaced by four new blocks of two or three cottages, providing nine dwellings and a caretaker’s lodge.

In 1966, the Edwardian cottages were replaced by the first wing of the current Mayfield building, containing 28 flats, a warden’s residence, communal rooms, gardens and offices for the Charity. It was extended in 1995 to provide 47 flats, and further refurbished in 2018 to provide 53 flats.

“Since I was 18, I’ve lived at 40 different addresses, but I am pleased to say that I now feel at home” – Anna, Mayfield resident

Fenner House – Mayfield’s modern counterpart

Fenner House, named after one of the Charity’s principal benefactors, was built in 1983 on allotment land. It now provides 52 self-contained flats, arranged around a communal garden.

“It was the best thing that had happened to me for a long, long time. I feel safe here. I feel secure.” – Ian, Fenner resident

The Charity says “Our almshouses aim to encourage companionship, a sense of security, and a feeling of community for local people. Nowadays, these almshouses are looked after by our dedicated housing team who offer a range of social activities for residents, including Christmas meals, a summer outing, on-site BBQs, coffee mornings and gardening sessions.

One of our guiding principles as a Charity is that the provision and maintenance of our almshouses for the benefit of those in need is upheld. We are proud to offer these properties to Elmbridge residents over the age of 55 who can live independently. You can find out more about our independent living schemes here.

A detailed account of the history of Walton Charity was carefully compiled by David Nash in his book ‘I Give and Bequeath’.”

You can find out more about Walton Charity’s almshouses on their website at www.waltoncharity.org.uk/independent-living

posted 13 March 2025

Angela Raynor responds positively to ‘Creating homes we want to grow old in’ report

We are pleased to have a response from Deputy Prime Minister of the United Kingdom, Angela Rayner following the letter from The Housing and Aged Alliance, of which The Almshouse Association is a member.

Whilst she gave no specific commitments, the general tone is positive and it is important to keep older people’s housing high on the agenda at Government.

To read the letter in full, please see below:

MHCLG Response to Housing and Ageing Alliance 27 02.25 .01114 Download

To read ‘Creating Homes We Want to Grow Old In: A 15-Point Plan from the Housing and Ageing Alliance’, please click here.

Another point of interest:
The All-Party Parliamentary Group on Housing and Care for Older People has launched a new inquiry on how the built environment can create intergenerational communities in both mainstream and specialist housing. Co-chaired by Lord Richard Best and Anna Dixon MP, the inquiry will run for one year and aims to explore how to improve the intergenerational experience of older people, based on where they live and their surroundings.

posted 11 March 2025

MP Caroline Nokes supporting almshouses

Last week, The Almshouse Association‘s CEO, Nick Phillips had the pleasure of meeting Caroline Nokes MP for Romsey and Southampton North.

Caroline has been a strong advocate for almshouses, having spoken positively about their role and voiced her support for historic almshouses in the Southampton Chronicle.

During their meeting, Nick discussed the Association’s ongoing efforts to secure:

Changes to the National Planning Policy Framework to have almshouses recognised as affordable housing
An exemption from Selective Licensing for almshouses

Caroline was incredibly supportive, encouraging the Association and our members to preserve the unique character and independence of almshouse charities.

A big thank you to Caroline for championing this important cause!

posted 10 March 2025

More than insulation

Richmond Charities feature in the Charity Finance (February 2025) magazine.

Writer, Léa Legraien writes about the challenges charities are facing as they navigate high energy prices and climate change, looking at how they are making their buildings energy efficient.

She highlights the need for an ongoing source of support and signposting for charities and the ability to facilitate access to grant or loan funding, noting that environmental sustainability is not just the preserve of charities operating in the environmental sector, but that there are a growing number of charities from all sectors thinking about their environmental impact and how they can make their buildings more eco-friendly.

The article includes a special feature on the Richmond Charities in south west London and their new Passivhaus-certified wheelchair-accessible almshouses which opened to residents in December 2024.

To read the article in full, please click below:

Charity Finance – Energy Efficient Buildings February 2025 Download

posted 6 March 2025