Grand Opening of Appleby Blue almshouses

Hugh Graham, Senior Property Writer for The Times attends the opening of the Appleby Blue almshouses.

“Not only am I hoping it signals an almshouse revival, I found myself hoping that I end up living in one in my sunset years.“

Read his article below

The affordable housing for over-65s that could lengthen your life

Almshouses in Britain are over a thousand years old — and new ones are still being built. We visit the latest example, designed to provide community and security

When most people hear the word almshouse, they think back to Victorian or medieval times — rows of pretty cottages around courtyards or greens, built by the church or charities to house the elderly poor. But I attended the opening of a brand new almshouse last week in Bermondsey, southeast London. Not only am I hoping it signals an almshouse revival, I found myself hoping that I end up living in one in my sunset years.

Appleby Blue, the new almshouse, has 57 flats and 65 residents, and is a welcome addition to an ancient British tradition of low-cost housing for the elderly. The oldest almshouse still in existence is thought to be the Hospital of St Oswald in Worcester, founded circa 990 by the Bishop of Worcester to create 21 homes for the sick and the poor. Almshouses flourished in Victorian England, as philanthropists felt it their duty to house retired workers or the elderly destitute. But in the 1950s, with the rise of council houses and the welfare state, new supply dried up; philanthropists assumed the state would take over. The ancient ones endure, however: there are currently (1,600 almshouse charities,) 30,000 almshouses in England and 36,000 people living in them, says Nick Phillips, the CEO of The Almshouse Association.

Designed in weathered brick by Stirling prize-winning architects Witherford Watson Mann, Appleby Blue carries on with the courtyard tradition — the 57 flats look down onto an enclosed communal garden filled with foxgloves and a babbling water feature; elderly residents tend to their rhubarbs and strawberries in another rooftop garden. But Appleby Blue is not a cloistered world: the glass-fronted garden room opens directly onto the high street, so elderly residents can sit and watch the world go by. This is a far cry from many retirement homes, which are hidden in dull suburbs, rather than in the heart of a bustling city.

To prevent loneliness, residents’ kitchen windows look onto internal glazed walkways — no institutional corridors here — so they can wave at neighbours as they pass; benches outside their doors encourage chatting. Appleby Blue also has a cooking school that is open to the public and residents alike, so the oldies still mix with the outside world.

Appleby Blue is managed by United St Saviour’s Charity which was founded in 1541 and has two other almshouses in London. Residents must be over 65, in financial need and live locally. They pay about £850 a month: most residents’ costs are covered by housing benefit. Many residents were empty-nesters living alone in three or four-bedroom council houses, simply because they couldn’t find anywhere to downsize. So almshouses are a useful valve to relieve housing pressure: five times as many people are housed if you build homes for elderly people, because it frees up family houses down the chain, said Lord Best, who declared Appleby Blue open at the ceremony last week.

They’re also better for the wellbeing of the elderly than social housing, says Phillips. He cites a 2023 study by Bayes Business School that concluded that a 73-year-old male entering the Charterhouse almshouse in London would live 2.5 years longer compared with his peers from the same socio-economic group.
“They encourage the model of the good neighbour, which you sign up to when you come in,” Phillips says. “It creates an environment of companionship to eradicate isolation. And they are led by volunteer trustees who take an interest in the welfare of the residents.”

He cites one example of a resident who stopped coming to social events. When the warden checked up on him and inquired why, the man said he was embarrassed by his dirty clothes — his washing machine had broken, so the charity paid to have it fixed.

With the current dearth of council houses, and the government’s depleted coffers, we clearly need more almshouses to help pick up the slack. “There’s a time bomb of older people living in market-rented property — what will happen when they hit retirement?” said Stephen Burns, the chair of trustees at the charity. “They won’t be able to pay.”

But how do you fund new almshouses? This one was developed by United St Saviour’s Charity in collaboration with the developer JTRE, which recently completed Triptych Bankside, a development of luxury flats in the borough. Instead of building the required quota of affordable housing in its luxury scheme, JTRE came to an agreement with Southwark council to develop this almshouse on the site of a derelict care home, on land owned by the local authority. It’s a model that should be replicated, says Phillips, who says there is a revival of interest in almshouses in recent years, as housing pressures increase — he estimates 400 were built last year.

Now we just need a new generation of philanthropists to step up and fund more of them — where are all the future Peabodys and Guinnesses? “I read an article about Jeff Bezos going to the moon and billionaires wanting immortality,” says Chris Wilson, the CEO of Southwark Charities. “If they want immortality, fund an almshouse. Your name will live forever.”

Indeed, this new almshouse is named after Dorothy Appleby, a pub landlady who died in 1682, and left her money to the poor through United St Saviour’s, all those centuries ago. Cheers to Dorothy.

For older readers who are homeowners, this week’s reader question is: if the government cut stamp duty for downsizers, would you consider moving to a smaller home? Why or why not? I’d love to know why you’d be happier remaining in the family home or making a fresh start in a retirement home or bungalow. Send your answers to property@thetimes.co.uk, and we’ll feature the best replies next week.

Until next week,

Hugh

See also: Is this Bermondsey almshouse the ideal way of living for over 65s? – Southwark News

posted 29 May 2024

Campaigning and Political activity

General Election: Advice from the Charity Commission on campaigning and political activity. 

With the General Election now set for Thursday 4th July, it is a good time to check the advice from the Charity Commission in relation to responsibilities and published guidance around political activity and campaigning.

Orlando Fraser KC, Chair of the Charity Commission has 3 key points to take away from his article issued this month:  

  1. Charities may give support to or raise concerns about specific policies advocated by political parties but as trustees and leaders of charities, you have an important responsibility to ensure that everything you do, and every decision you make, helps to further your charity’s purposes and is in the best interests of your charity. 
  1. Charities are required to be independent and cannot have political purposes, and this is important for public trust. As such, charities must never stray into party politics – nor must they ever promote, or be seen to promote, a political party or candidate. 
  1. As trustees you must protect your charity’s reputation and not allow your organisation to be used as a vehicle for the expression of the party-political views of any individual trustee, employee, political party, or candidate. 

Full article from Orlando Fraser KC, Chair of the Charity Commission: 20 May 2024 can be found here:  

Further advice and guidance: 

  • 2022 rules for charities that want to support, or oppose, a change in government policy or the law, please click here. 
  • Updated 2022 Guidance on Campaigning and political activity, please click here.
  • Supplemental Guidance for Charities during an election period, please click here.
  • Charities and the General Election: Information for parliamentary candidates (Information on the rules that charities must follow, and how parliamentary candidates can engage with them during an election campaign), please click here

posted 23 May 2024

AGM 2024

We are pleased to invite you to The Almshouse Association Seventy-third Annual General Meeting which will take place on 27 June 2024 at 11am via Zoom.

The AGM covers a reflection on the activity of the Association during 2023 and the adoption of the Annual Report and accounts of The Almshouse Association as set out in our governing documents and is open to all member charities.

Prior to the AGM, the nominated representative for each member charity will be invited to cast their vote. One vote per member charity.

  • To register to attend the AGM via Zoom, please click here.
  • Voting will take place via our survey app here.

All votes must be received by The Almshouse Association by Tuesday 18th June 2024.

AGENDA

  • Reflection on 2023 – Willie Hartley Russell, Chairman of The Almshouse Association
  • Acceptance of Minutes of the seventy-second Almshouse Association AGM held on Wednesday 15 June 2023 at 1 Great George Street, London SW1P 3AA. Click here to access
  • Election of Board Members (Article 32 states that each Board member can serve for a maximum of three terms of three years then must retire and seek reappointment through voting procedure).
  • Presentation and Adoption of 2023 Annual Report and Accounts. Click here to access
  • Appointment of Auditors
  • Any Other Business
  • The next stage of the strategy – Nick Phillips, CEO of The Almshouse Association

Click here to download an electronic version of the invitation and agenda.

posted 11th March 2024

General Election Planning

Thursday 4 July has been announced as the date of the next General Election. If the recent local elections on 2 May are a guide, then a change of Government at the next general election is looking like a possibility. 

Housing is always a topic debated and argued over but whatever the merits of either side of the debate, there just is not enough affordable housing for the growing number of homeless and poorly housed people of all ages. 

As reported last year, the Conservative, Labour, Liberal Democrats, Green and Reform parties are all committing to building more houses. 

The big two parties battle out the promises but there are fewer affordable houses being added to the mix than the amount of people in housing need. The Conservative Party has put emphasis on increasing general house building with affordable housing being an element of that, (much of this they hope will come from the private sector) whilst the Labour Party is now focusing on social housing. Labour have shown a greater appetite for increased regulation for housing, over and above that proposed and implemented by the Conservative Government.  The LibDems are highlighting the need for more social housing. The Green Party wants more social housing but favours brownfield and refurbishment of existing buildings over building on greenfields. The Reform Party is concentrating on planning and legal reforms to remove perceived barriers and pressures on housing. 

The Association is calling on the next Government of any party to ease the pressure on affordable/social housing by: 

  • identifying genuine affordable housing based on affordability, not 80% of market rents
  • recognising almshouses in the National Planning Policy Framework as proper affordable housing and releasing section 106 funds 
  • allowing almshouses to access Homes England funding under an alternative form of accreditation based on charity law and adherence to the Association’s Standards of Almshouse Management. 

Why? Because almshouse charities:

  • provide homes that generate financial benefits to the social care and health economy of £1,340 per resident, per year. This equates to £43.2 m every year*
  • generate £56m per annum of value in employed staff and voluntary work*
  • add more value to the lives of residents and even extend the life of residents**
  • can develop in local rural areas at small scale
  • could have the capacity to build 1000s per year – if the state will just provide an even playing field.

The Association would encourage members to consider individually contacting their existing MPs and other general election candidates to promote the good work you do. If needed, you will find a MP Invitation Template letter in the Members section of the website.  

We also have a bespoke section on our website you may want to refer your local MPs, candidates and councillors to www.almshouses.org/mps-councillors/.

See also Campaigning and Political activity

*Housing LIN assessment of evidence of the financial benefits provided by almshouses Study 2021
** Bayes Business School Longevity Study

To find  

Suggested questions for MPs and candidates: 

  1. Would you support almshouses being recognised as proper affordable housing under the NPPF? 
  2. Would you support almshouses being recognised as “affordable housing” for the purposes of s.106 contributions, housebuilding targets for local councils and infrastructure levy?  
  3. Would you work to give almshouses equal access to Homes England Development funds and release the building of more affordable/social housing?

General Election/Housing Campaigns from other organisations

posted 23 May 2024

NEW WEBINAR: Charities Act 2022

Charities Act 2022 | Tuesday 18th June, 10am | duration: 1 hour

The Almshouse Association is delighted to welcome Almshouse Association Panel Consultants, Laura Soley & Jamie Huard from Bates Wells LLP .

Laura and Jamie will be hosting a free webinar on the topic of Charities Act 2022 and the impact this will have on almshouse charities. You will have the opportunity at the end of the webinar to ask Laura & Jamie any questions on this topic.

To register for this webinar please click on the below link:

Register here for the Charities Act Webinar

After registering you will receive a confirmation email containing information about joining the webinar.

posted 20 May 2024

EPCs – Historic England Report

Energy performance Certificates are a requirement for all let forms of accommodation. Although the legislation is not specific to almshouses the Association advises that it is best practice for EPCs to be obtained for them as they may well be requested by residents irrespective of whether the charity’s buildings are listed or not. EPCs are valid for 10 years & are required on the appointment of a new resident.

Further guidance can be found in our Standards of Almshouse Management guidance manual, chapter 16 Buildings, Section 16.8 EPCs.

HISTORIC ENGLAND REPORT

Energy Performance Certificates (EPCs) are the Government’s legislated rating scheme to summarise and report energy performance of buildings. The domestic and non-domestic sectors use different methods in order to assess the energy efficiency of buildings. These case studies in the Historic England report focus on the domestic rented sector.

In 2020 the Government consulted on increasing the Minimum Energy Efficiency Standards (MEES) for privately rented domestic properties from EPC Band E to EPC Band C for new tenancies from 2025 and all tenancies from 2028.

Historic England in conjunction with the MEES working group (National Trust (chair), Historic England, Country Land and Business Association, The Central Association for Agricultural Valuers, The Landmark Trust and other stakeholders) undertook case studies to provide evidence of the issues surrounding EPC assessments for traditionally constructed buildings and identify the barriers to successful improvements to energy efficiency.

The key issues identified were:

  • EPC assessment procedure
  • Fuel types
  • Overall costs
  • Impact on traditional construction

The guidance is intended for architects, surveyors, conservators, other conservation professionals and anyone who is interested in or responsible for the care of buildings.

Please click here to download the report.

posted 20 May 2024

Awaab’s Law update

For those of our members who are Registered Housing Providers you will be aware that the Awaab’s Law consultation closed on 5 March 2024.

Once the outcome of the consultation is announced, any changes will be introduced through secondary legislation. With the Social Housing (Regulation) Bill due to be law by the summer and Awaab’s Law expected to be introduced within six months of that, the changes could be in place by the end of the year.

The Almshouse Association responded to the consultation, with our ‘latest news’ item of 1 March 2024 setting out our key concerns which related to timescales. We are also aware that other organisations such as the National Housing Federation and the Chartered Institute of Housing responded to the consultation with similar concerns.

The inclusion of Awaab’s Law within the Act places a spotlight on the severity of damp and mould as a hazard in social housing. This reinforces the obligations placed on all landlords in the Housing Act 2004 to ensure properties are free from serious hazards, as assessed through the Housing Health and Safety Rating System (HHSRS) – see link.

Introduction of time limits

The Government is proposing that Awaab’s Law will introduce timescales across all 29 HHSRS hazards. The HHSRS, which operates by evaluating the potential risk of harm to an actual or potential occupier, is based on the risk to any particular age group and is a means of rating the danger posed by a health and safety hazard.

To recap, the secondary legislation, once introduced, will require social landlords to fix health hazards, including damp and mould, within what the government has said will be “strict new time limits.” The proposed legal requirements for social landlords, if implemented unchanged following the consultation, will mean that hazards must be investigated within 14 days, fixing the hazard should start within a further seven days, and any emergency repairs should be actioned in 24 hours.

Almshouse Charities

Two of our member charities have recently received support from The Almshouse Association in the form of a loan to help support work to rectify damp and mould issues within their almshouses. Both charities, The Frances Geering Almshouse Charity and The William Holmes Almshouses have kindly provided a case study of the issues that they have encountered and their plans to resolve the issues. They will also provide a further update once the works have been completed. It is good to see that this is already a focus for our members.

Whilst awaiting the outcome of the consultation we would recommend that you start assessing:

  • your capacity to meet the timescales proposed
  • whether your record keeping is adequate
  • whether you have access to contractors or for larger charities skilled team members that can appropriately deal with repairs where required
  • your out of hours (weekend) repairs capacity, as the timescales proposed are calendar days, not working days.

Whilst Awaab’s Law will only apply to Registered Housing Providers, one of the objects of The Almshouse Association is to promote the provision, improvement, upkeep and maintenance of almshouses and associated services and facilities. We would therefore encourage all almshouse charities to take an interest in the provisions of Awaab’s Law whether or not you are a Registered Housing Provider.

We will provide you with a further update once the outcome of the consultation is known.

posted 16 May 2024

Case Study: The Frances Geering Almshouses

Case Study Phase 1, part 1: Drainage works, replacement windows and replastering,

In the early part of 2024, The Frances Geering Almshouses Charity was awarded a £50,000 loan from The Almshouse Association to support various planned works to resolve damp problems in the charity’s two almshouses, covering drainage works, replacement front windows and replastering and painting with lime based materials.

The Building

photo taken circa 1904

The Frances Geering Almshouses in Harwell, Oxfordshire are a Grade II* listed building, built in the 1740s. The building is U-shaped and single storey, with a fine example of brickwork on its front façade. 

It originally housed ‘6 poor widows’ who each had one room with a well and brick privy (now a shed) in the garden.

In the 1960s and the 1990s alterations were carried out, reducing the number of residents to two, so that each had a living room, bedroom, kitchen and bathroom.

Damp Problems

With no damp proof course, and restrictions on what the Historic Building Officers would allow in a listed building, perennial damp problems were becoming unacceptable for residents in the 21st century. 

The trustees advised that if they cannot find residents, the charity will have no income and the building will deteriorate.

The Quinquennial Review in 2022 showed that some of the remedial work carried out over the years had been undertaken using inappropriate materials which were exacerbating the major problem of dampness in the almshouses.  The residents have to keep their clothes in plastic bags; the walls and curtain linings develop damp patches, which become black and mouldy, which cannot be good for their health.

Finance

The original endowments of the Charity have been gradually sold off over the 300 years to maintain the upkeep of the building, and no endowments remain.  Their annual income is about £20,000 with just two residents.  In recent years they have had a surplus of about £5,000 per annum, which has been invested.

With a healthy financial balance, the trustees decided it was time to carry out a major renovation to reduce the damp problems. 

The plan included:

  • the removal of the external cement rendering to the whole of the south wall and low level cement rendering to the east wall of the almshouse
  • stripping out the gypsum plaster on the internal walls in the bedroom, sitting room, kitchen and hallway
  • insulating the walls and replastering all with lime plaster. This work will allow the building to breathe.

The Quinquennial Review also recommended that a CCTV survey of the drains should be carried out and this revealed that the foul drains that were constructed in pitch fibre were showing signs of collapse and fluid retention.  New pipework for the foul drains and the storm drains needed to be installed and a new soakaway dug, both of which will ensure that water is correctly taken away from the building.  New gutters and drainpipes were also needed.

In March 2024 the new drainage system was successfully installed within a month.

Reinstatement of the disturbed pathways, patios and shingled areas has commenced.

The trustees have now also had agreement to remove the rotting wooden frames of the sash windows and replace them with double glazed units. The new plastering will be done during the summer months, to help the building to dry out, and the new windows will be fitted at the same time.

The trustees are using local building companies with a good reputation who are known to them.

Care of Residents

Whilst the drainage work was being carried out the contractors liaised closely with both residents to ensure that they were aware of when the changeover from the old to the new system would take place. 

When the internal works commence it will be necessary to provide alternative accommodation elsewhere in the village for approximately two months.

Building Works and Progress

Having obtained Listed Building Consent, the trustees set up a small sub-committee to supervise the work, reporting at regular intervals back to the trustees. 

They obtained quotes for the 3 areas of work, totalling approx. £120,000.  With savings to cover half of this amount, they have been applying for grants. The Almshouse Association granted the Charity a loan of £50,000 to be repaid over 10 years to support the works.

posted 16 May 2024

We would like to thanks all the trustees and contractors for their hard work and determination to ensure these beautiful almshouses have been preserved and can continue to provide safe and warm homes to people in need for many more generations to come.

We would also like to thank the people who so kindly donate to The Almshouse Association or leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2023, £804,624 was approved in new loans and grants approved totalled £78,590. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

Policy and Governance update: 15.05.24

  • Council Tax – Changes to Empty Property Premium in England
  • Spring Budget – Tax changes of relevance to charities 

Council Tax – Changes to Empty Property Premium in England 

New rules on long term empty residential properties in England came into effect on 1 April 2024, which will mean a property will pay double council tax if it has been empty for 12 months, (this is already the case in Wales and Scotland) rather than the current 2 years.  There are 3 exceptions to note:  

  1. Properties undergoing probate – this may be relevant to members who have been bequeathed property by donors.  
  2. Properties being actively marketing for sale or let – this will be relevant to all members who have empty properties and are looking for residents.  
  3. Empty properties undergoing major repairs or structural alterations.  

All 3 exceptions can provide up to another 12 months and The Almshouse Association considers (2) and (3) are of most relevance to members.    

The Association would urge members to keep records of any active marketing activities they are doing to fill vacancies, as well as major repairs and structural alterations. Should members have difficult in filling vacancies, please do not hesitate to contact our Member Services team to arrange for an advertisement to be posted on the Association’s website here.

Further details on the Council Tax premium for empty homes in England can be found here.  

Spring Budget – Tax changes of relevance to charities 

 The Chancellor made the following key announcements which the Charity Tax Group consider could also be relevant to charities in general:  

  • The VAT registration threshold for small businesses increased to £90,000 from 1 April 2024, which will hopefully prevent many smaller charities from being drawn into the VAT net.  
  • The Government cut the main rate of National Insurance Contributions for employees from 10% to 8%. The main rate of national insurance for the self-employed reduced from 8% to 6% on Class 4 National Insurance Contributions.  Employers contribution levels are unaffected.  
  • Amendments have been tabled to the Digital Markets, Competition and Consumers Bill to allow charities to continue to claim Gift Aid on subscription contracts, which could otherwise have been affected by the provisions in the Bill.   

Further details from the Charity Tax Group here.  
A full list of benefit and pension rates for 2024 to 2025 published in November 2023 can be found here. 

posted 15 May 2024

The almshouse movement’s next philanthropists?

“Building a new generation of almshouses could restore the Church’s sense of social mission – in partnership with industry!“

The Times recently published an article by James Vitali on ‘How the Church of England can help solve the housing crisis’, who writes that:

“Building almshouses on its 100,000 acres of land would be locally popular, nationally valuable and give the church a fresh sense of mission.”

Association CEO, Nick Phillips agrees, adding:

“Building a new generation of almshouses could restore the Church’s sense of social mission – in partnership with industry!“

Historically, almost all almshouse charities have been founded through a collaboration of the Church and philanthropy. Almshouses are places where people, hope and friendships flourish, but there are just not enough almshouses to meet demand.  James is, therefore, asking the right questions but should we also be asking others as well as the church?  

The Church and almshouses have been intertwined since the start of the almshouse movement

The Church, ancient though it is, has also been a driver for social change in some areas such as housing, especially in the creation of almshouses. It is hard to imagine a time when there were no provisions for housing those in need – the almshouse model has been the backbone throughout the centuries in providing warm, safe, secure homes based on the original spirit of hospitality. These were originally led by the church; ‘hospitals’ from the medieval period still exist and operate today doing what they were designed to do when King Steven was the King of England.

The Church, therefore, has a position to uphold in supporting housing for those in need and The Coming Homes Report Led by The Archbishop of Canterbury unpins the Church’s position today. So, I agree with James – why not expand the reach of the Church to make an impact that could last for another thousand years by releasing Church land to build almshouses today so that, in the true spirit of charity, more people in need may be provided with a safe, comfortable, affordable home?

The Church could offer part of the solution as it holds land in places where almshouses have their best impact. A partnership between almshouse charities and the Church must generate more almshouse schemes, but I wonder if this is only part of the solution. Today, when we see independent reports demonstrating that almshouses actually contribute value to the State and that living in an almshouse can even extend life expectancy, we should be asking, “Who else could continue the one-thousand-year almshouse legacy?” We could also be asking, “Where are all the industry philanthropists now who once stood shoulder to shoulder with the Church?”

History shows that other great institutions established almshouses and many of the Livery Companies and industries are still very committed to the almshouse model because they know it supports the wellbeing of residents. The Weavers, Ironmongers, Skinners, Mercers, Lightermen, Printers, Leathersellers and many other Worshipful Companies regarded them then and still today, for their great added value in housing people in a community of good neighbours. Big industry philanthropists have, for example, supported retired miners and those who worked in the printing industry and we also see cases where the military have embraced the almshouse model. As well as encouraging the Church to step forward, should we ask industry leaders of today such as technology companies, finance companies and property companies to build almshouses too?

Does the Government play a role in the almshouse renaissance?

The Government, through Housing Associations, creates housing at scale, but it is just not enough in many cases. With thousands of people in sub-standard housing and over one million on council waiting lists, urgent action is needed, and what could be better than creating more almshouses? Run by voluntary trustees in a cost-effective way that alleviates some of the burden on State finances, together with their provision of warm, comfortable homes within special almshouse communities must surely be the way forward.

One of The Almshouse Association’s founders said,
“almshouses are too important to leave to the State” and these are telling words.

Society’s problems today can’t all be fixed by the Government, but the Government can help by giving almshouse charities the same opportunity as large Housing Associations and private companies, especially by recognising the almshouse model as ‘affordable housing’ in its planning policy.

Almshouses are charities in spirit and function, communities of good neighbours living together for their mutual comfort and well-being rather than being ‘just housing’. The Church and its land must be part of the solution for almshouse residents and the Church itself. Let’s bring together Church, industry and Government to add more of this great value asset to society and help build more almshouses.  

To read James Vitali’s article, dated Wednesday April 24, 2024, please click here.
For Policy Exchange’s broader work on housing, please click here.

Further reading:

posted 8 May 2024