Protecting your unoccupied almshouses

When a property becomes unoccupied for an extended period of time it can become more susceptible to claims involving theft, structural damage and flooding from a burst pipe.

The Almshouse Association asked experts at Higos Insurance Brokers how members can protect their unoccupied properties.

1. What does Unoccupied Property Insurance Cover?

Unoccupied Property Insurance can cover a variety of different risks including:

Fire
Flooding
Burst Pipes
Escape of Oil
Vandalism
Malicious damage
Theft
Property liability
Legal Expenses

2. How does the Charity ensure an unoccupied property is protected?

It’s important to be aware of any policy endorsements on your insurance policy.

When a property is unoccupied for an extended period of time insurers usually stipulate a variety of endorsements on your Commercial Insurance policy that would need to be adhered to for cover to remain valid.

These could include:

What is an endorsement?
An endorsement is a modification, amendment, or addition to an insurance contract that alters the terms or scope of the standard policy wording. These modifications, often referred to as endorsements, can include additions, deletions, exclusions, or other alterations to coverage.

Regular visits to the unoccupied property
- Inspecting internally and externally typically every 7 days to check on any issues that may have occurred such as unwanted intruders, damages or water leaks.
- Ensuring any such damage is reported to your insurer or broker at the earliest opportunity and to the police if a crime has taken place.

ACTION:

Check your Commercial Insurance policy wording for how often your Unoccupied Property needs to be inspected and keep a record of each visit.
Turn off electricity, gas and water supplies at the mains and drain down all water systems (check your policy for endorsements, you may be asked to keep the heating system on, particularly during the winter months to prevent burst pipes). If the water system cannot be drained, ensure the heating is left on at no less than 7°C. (Please check this with the insurer as minimum temperatures to vary). Remove all waste and all accumulated post must be removed on each visit (or the letterbox sealed)
Ensure that all protection and security devices are in full working order, activated and maintained and the boundary is secure. This can be done by putting into force a maintenance plan to keep safe any perimeter fences and to keep vegetation tidy. Security lighting could also be used to assist in deterring intruders from accessing the building.

3. What should the Charity look out for when inspecting an Unoccupied Property?

Tampering of security measures such as attempts to disable alarm systems or CCTV.
Rubbish accumulation or fly-tipping, this can be a potential fire and health hazard.
Leaks and weather damage.
Property maintenance issues that could worsen and result in loss if not rectified.
Anti-social behaviour such as graffiti or vandalism.

ACTION:

It may be appropriate to board up any accessible doors and windows or ensure main entry doors are secured by a five-lever mortice deadlock to British Standard 3621 or similar.
If there is an alarm in place, this should continue to be operated, maintained and inspected. A temporary alarm system, CCTV or security service could be considered for larger premises.

4. Does the Charity need to tell its insurer if one of its properties is unoccupied?

In the case of almshouse charities, the most likely situation in which a property is vacant is, of course, pending the appointment of a new resident.

If your property becomes unoccupied for an extended period of time, for example for more than 30 consecutive days, be sure to inform your insurer or broker as soon as possible. You may have endorsements on your policy regarding the length of time a property can be unoccupied before exclusions apply and cover is restricted.

posted July 2024

Seaside Day at Wyggestons

Some people really are charmed with good luck. When Wyggestons and Trinity Almshouses put their first ‘Seaside Day at Wyggestons’ in their calendar, they could meticulously organise all the games, food and invites, but could only keep their fingers crossed for good weather….

What a relief when it didn’t disappoint! There was hardly a cloud in the beautiful blue sky. They sent us these fabulous photos of the day, writing:

“First annual Seaside Day at Wyggestons! There were so many fun games for people to enjoy as well as a paddling pool, tombola, fish and chips and an ice cream van for our residents and their family. We got really lucky with the weather as well! A huge thank you to everyone who put so much effort into making it a lovely day, we look forward to having another one next year!

It wouldn’t be a day at the seaside without fish and chips!

A wonderful idea that became reality – thanks to the hard work and kindness of the Wyggestons trustees, staff and volunteers!

Thank you for sharing your day with us!

posted 29 July 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

Retrofitting old buildings

Retrofitting old buildings is a painstaking task. There are often more answers than questions and each answer needs to be given scrutiny and consideration of unintended consequences in the building.

The National Trust and Historic England have compiled some case studies, shared by our Retrofitting Working Group, that highlight how challenging it can be to assess the right solution.

The document can be downloaded by clicking in the link below:

Adapting Historic Buildings for Energy and Carbon Efficiency | Historic England

They have also put together a webpage with links that lead to their technical advice and guidance on climate change mitigation and adaptation for resilience, including energy efficiency, retrofit and Net Zero.
They are intended for professionals, contractors, building managers and maintenance teams, suppliers or officials who wish to add to their existing knowledge and understanding to enable informed decision-making. Building owners and occupants may also find it helpful.

To access the below topics , please click in the link below:

Energy Efficiency and Retrofit in Historic Buildings | Historic England

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 17^th 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.

Click here to find our more about the Awards (open to Almshouse Association members only) and
to view this year’s award projects in more detail.

posted 18 July 2024

Restoration of Capel Almshouses

Case Study – restoration of Capel Almshouses dwelling

The Capel Almshouses in Surrey were built in 1871, financed by the Webb family from Clapham to provide “residences for people in need in the Parish of Capel”. The declaration of trust is dated 10 February 1873. The property is Grade II listed and consists of six one bedroom flats.

With the exception of some flat roof extensions at the rear of the property that were added in the early 60s to allow for larger kitchens and bathrooms, the sandstone front and side elevations are all as built. Maintaining the fabric of the building is expensive, and the requirement to use specialist contractors who have experience with listed buildings makes it even more so.

Part of the service The Almshouse Association offers its member charities is to help support them with grants or loans if they do not have sufficient funds to carry out necessary works to their almshouses.

We recently provided The Capel Almshouses with a £25,000 loan to support the refurbishment/renovation of Flat 3, No.137.

Gary Collins, Treasurer of Capel Almshouses, has kindly shared with members his report on the restoration:

Background

Five years ago the trustees decided to implement a renovation plan of all six units over a ten year period, on top of an ongoing stone work restoration project.

By the summer of 2023 they had renovated two of the properties and wanted to start on the third. They realised that financing this project would require more funds than their finances would safely cover and after approaching several other organisations to no avail, they talked to the funding team at The Almshouse Association.

“The very helpful Loans and Grants team guided us through the application process and in due course we were extremely fortunate to be awarded a £25,000 interest free 10 year loan.”

Resolving the damp issues

The loan allowed the Charity to complete the internal renovations to the third property and have extensive work done to provide restored, less draughty, sash windows for their new resident.

The renovation for this property started early August 2023 with quotes coming in from specialists in damp solutions who stripped back render, injected and tanked areas of high moisture and re plastered.

The buildings suffer from damp, mainly due to condensation but also with rising damp, which is not unexpected in a building of this age. When built, the open fire places would have warmed the house and allowed circulation of air. These fireplaces have long been bricked up and along with windows being kept firmly shut due to the cost of heating, damp is inevitable.

Within the renovations, they have added humidity triggered extractors to both the bathroom and the kitchen to help mitigate the moisture levels and so far these are providing a successful solution. The trustees also reminded their residents that having a window ajar is good for their health and their accommodation.

Restorations

The trustees also contracted suppliers to fulfil all aspects of a complete restoration:

Electrics: a complete rewire including new distribution board and updating lighting to LEDs. Installing mains powered heat/smoke alarms and connection to a central TV arial
Plumbing: a new boiler and upgraded radiators, a full bathroom refit including a walk in shower and kitchen plumbing
Fitters: a new kitchen and appliances, boxing in of unsightly pipe work, tiling in both the kitchen and the bathroom
Painters: a top to bottom re-paint
Decor: carpets to the lounge and bedroom and vinyl floors to the kitchen and bathroom, as well as new curtains rails and blinds.

Project Management

The trustees report that they have been very well served by their contractors and with the project management skills of a local builder, Paul Childs creating, within five months, a property which is warmer, dryer and much more enjoyable to live in.

Treasurer, Gary Collins comments

“We hope that we will benefit from less running maintenance in the years to come. We are about to start on the fourth refurbishment and along with the ongoing process of maintenance to the stone work and windows we will certainly be in need of further funding and grant opportunities to continue the updating of the remaining properties.”

Click here to find out how you can help us support almshouse charities build new and renovate older almshouses, ensuring safe, warm and affordable homes in friendly communities are available for people who need them for many years to come .

posted July 2024

New research reveals story of Bournville’s almshouses as they turn 125

Wonderful archive photographs and stories of what life was like in Bournville’s almshouses have been released to mark their 125th anniversary.

Bournville Village Trust has worked with the University of Birmingham to uncover and explore the history of Bournville’s almshouses, known as the Quadrangle.

Opened in 1899, Bournville’s almshouses were developed as an alternative to notoriously harsh workhouses, where people who had little to no money were forced to live.

Early residents included husband and wife Mark and Martha Glasser, who arrived in 1916. They later lost all their modest savings in the collapse of Farrow’s Bank, a notorious fraud that affected thousands who had invested small but significant savings. The almshouses became a lifeline for them.

Other residents included Emma Tutin who moved to the almshouses between 1901 and 1911. Her father had been a coachman for King George V’s father King Edward VII, and she was pictured meeting him when he visited Bournville in 1919.

_{Emma Tutin (third from the left) meets King George V}

Today Bournville’s almshouses, on Mary Vale Road, are managed by Charity Bournville Village Trust through the Bournville Almshouses Trust, and they continue to provide 33 independent living bungalows in a thriving community.

Daniel Callicott, Heritage Manager at Bournville Village Trust, said:

“There was very little social safety net at the end of the 19th century and older people with little money or savings had no state pension to support themselves. Faced with nowhere to live and unable to work, many had no choice but to enter the workhouse, a notoriously harsh institution. Richard Cadbury saw almshouses as an alternative to this and Bournville’s version, which he spearheaded, offered well-built, safe and warm homes for older people with little money.”

_{almshouses pictured from Mary Vale Road in Bourneville}

Arthur Tsang, Director of Communities at Bournville Village Trust, said:

“Almshouses are thought to be Britain’s oldest charitable associations and we are incredibly proud that Bournville’s almshouses are celebrating their 125 anniversary this year. Today, Bournville’s almshouses continue to provide low-cost homes for older people, providing independence, safety and a strong sense of community.“

_{Almshouse residents in May 1986}

_{Residents relaxing in the gardens}

In Britain there are around 1,600 active almshouse charities, housing more than 36,000 people. Many provide housing specifically for older people, but others offer affordable homes to families, students, refugees and care-leavers.

Bournville’s almshouses are one of the area’s most iconic buildings and were designed by Ewan Harper, well known for his design of the Birmingham Methodist Hall on Corporation Street.

Research into Bournville’s almshouses came about from a new partnership between the University of Birmingham and Bournville Village Trust. Their joint ‘Utopias in Crisis’ project brings together academics at the University, Bournville Village Trust and local residents to work together to research Bournville’s past and showcase its heritage in new ways to new audiences. It aims to uncover new histories of Bournville that stretch beyond its famous founders, George and Richard Cadbury, and focus on the people who made the ‘factory in a village’ their home.

Dr Jacob Fredrickson, Department of History, School of History and Cultures at the University of Birmingham, said:

“It has been a tremendous privilege to learn more about the lives of those who have called the almshouses home over the last 125 years. As with any home, the almshouses have borne witness to love, generosity and friendship as well as grief, heartbreak and loneliness. While the almshouses are an iconic Bournville building, they have always been, and remain, firstly a home, shaped as much by the residents themselves as by staff and trustees.”

Bournville Village Trust was founded by George Cadbury in 1900 and is one of the Midlands longest-serving independent charitable trusts. It manages estates, provides homes, delivers community-support services and commercial activities.

posted 18 July 2024

2024 AGM

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

Please see our summary below:

Association Chairman, Willie Hartley Russell (WHR) presented an update on the current position of The Almshouse Association (TAA). He outlined the key issues, highlighting that heritage and conservation are an important aspect of TAA work. He confirmed that 2023 had been a good year for TAA, with increased users to our website, a bigger social media and national press footprint, engagement with MPs continuing at a pace and engagement with members though regional meetings. He spoke of the new Charity Health Check and Standards of Almshouse Management update and its recognition by The Charity Commission. We ended the year in a sound financial position with good progress on the TAA 5-year strategy. He went on to thank staff, trustees, ambassadors and members for helping make 2023 a very successful year.

WHR was also delighted to announce that His Majesty King Charles III will continue as our Royal Patron and HRH The Duke of Gloucester will remain as our vice Patron.

The Minutes of the last Annual General Meeting held at One Great George Street, Westminster, London Thursday 15^th June, 2023, were voted on and agreed to be correct.

Board Election – Clive Cook sought re-election to the Board of Trustees. This was voted on and confirmed.

Presentation and Adoption of the 2023 Annual Report and Accounts: presented by Mr S J Ling (SL) – Honorary Treasurer
- SL summarised the outcome of last year as an overall net deficit of £142,438 which was slightly higher than the previous year’s deficit. This deficit is stated before an increase in the value of our investments of £870,356. Which more than reversed the reduction that occurred in 2022.
- Much of the income and funds are restricted. With regards to the day-to-day running of the Association, TAA relies on unrestricted income to meet staff salaries and other costs. In 2023 the total income was £893,469 with 18% restricted income and 82% from unrestricted income.
- Expenditure last year was £1,035,907, 14% of that came from restricted funds.
- Spending from unrestricted funds formed about 86% of the total, of which staff costs were 48% and other expenses 38% of the total.
- TAA receives restricted income; and amongst other things this provides the funds out of which TAA provides interest free loans to members. Other expenses have to be paid out of the unrestricted income, therefore, it is important that TAA breaks even in this respect.
- The Association continues to be financially strong and well positioned to continue to provide the support that its members need and expect.

TAA Auditors, Buzzacott LLP, have signed off the financial statements with a clean report. The motion to adopt the TAA Annual Report and Accounts was proposed and approved.
- The re-appointment of Buzzacott as auditors was voted on and approved.
Any Other Business – none
The Almshouse Association CEO, Nick Phillips (NP) gave thanks to staff and the Board for their support during 2023, confirming
- TAA Standards of Almshouse Management manual is reviewed and updated so that it can continue to be trusted as robust and legally compliant.
- TAA work with the government continues behind the scenes. There is a need to continue to ensure almshouses are protected from the regulation.
- TAA strategy: to 2030 – Protect and Build are the two core elements.
- TAA will provide dedicated resources to help members with the big challenges such as recruiting trustees and building robust boards.
- building awareness when talking to the Government.
- new charities to be encouraged to establish. It has been 40 years since the last new almshouse charity was introduced.
- TAA might need to look at a code of practice to persuade Government to recognise the model in planning terms.
NP thanked all the almshouse charity trustees for the hard work that they put in.

Full minutes of the AGM – click here
A full recording of the AGM can be found here.

posted 18 July 2024

The King’s Speech and what we know

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

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

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

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

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

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

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

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

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

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

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

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

posted 18 July 2024