New Information Hub for housing professionals

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

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

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

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

posted 25 September 2023


Saved historic glass returned to former glory

In 1475, William Browne, a rich wool merchant, endowed an almshouse at Stamford for 10 poor men and two poor women together with a Warden and Confrater.

The dormitory for the ten men opened directly into a small chapel with two large windows facing south which were filled by a sumptuous display of stained and painted glass and despite the destruction of so much medieval glass during the Reformation and the Civil Wars of the 1640s, Browne’s Hospital glass survived. It was, however, sadly neglected and by the early Nineteenth Century, so dilapidated. It was not until the building of new accommodation for the 12 poor people in 1870 that the remaining glass was reorganised and conserved.

In 2017 the Trustees, concerned about the future of the glass, asked York Preservation Trust to recommend appropriate measures to save it.

The result was a project of encapsulation, that is the installation of plain external glazing to protect the glass from the elements. Work was carried out between the autumn of 2022 and summer 2023 by Barley Studios of York. The glass was cleaned and minor repairs undertaken.

Now this nationally important survival from the Fifteenth Century is back in place; its full size figures of St James, St John, the Holy Trinity and an unidentified King along with representations of the Virgin Mary are safe for future generations and for residents of the Hospital (now ten women and two men) to contemplate during the monthly communion service.


Well done to the all the Trustees of Browne’s Hospital for their determination to rescue this beautiful glass so that it may continue to be enjoyed for centuries to come.

posted 25 September 2023


History and buildings of Browne’s Hospital
taken from Brown’s Hospital website – History and buildings | Browne’s Hospital, Stamford (browneshospital.co.uk)

The Hospital was founded by William Browne, a rich wool merchant of Stamford, and built in 1475 in the reign of Edward IV. With his brother, John, William Browne was largely responsible for enlarging and embellishing the Church of All Saints nearby. He and his wife are believed to have lived in a house adjacent the western side of the Hospital, and so would have been parishioners of All Saints’, where brasses to three generations of their family may be seen.

In 1485 William was authorised by letters patent of Richard Ill to found and endow the almshouse, but after his death and that of his wife Margaret, in 1489, the management of the Hospital passed to her brother, Thomas Stokke, Canon of York and Rector of Easton-on-the-Hill, just outside Stamford. Stokke obtained new letters patent from Henry VII in 1493 and the chapel was consecrated by the Bishop of Lincoln on 22nd December, 1494.

The Hospital or Bedehouse – a name by which it was also known – was established as a home and a house of prayer for 10 poor men and 2 poor woman, with a Warden and a Confrater, both of whom were to be secular, i.e. non-monastic, priests. The statutes required attendance at chapel twice daily, where masses for the repose of the souls of the Founders were said, but on Sundays it was to All Saints’ Church that they had to go. The title “bedesman” or “beadsman” given to the poor men was derived from the beads of the rosary. With the passage of time, a new charter became necessary and this was granted by James I in 1610, and thus Browne’s Hospital may claim to be a Royal Foundation or Royal Hospital.

COMMON ROOM – From the entrance porch, having a statue of the Founder over the arch, the door on the right is that of the Common Room which housed the “ten poor men” in cubicles on either side, each man having a window. The space allotted is delineated by the strips of darker wood on the floor. Two windows in the north wall were removed in the 19th century alterations, when the fireplace was inserted. The two women had a room in a range of buildings to the north of the main block. The Common Room was open to the chantry chapel through the carved screen of 1475 so that sick or bedridden men might see and hear the services. The sliding panels, forming a more substantial division from the Common Room, were put into place in the 19th century. Similarity to the Hospice at Beaune in Burgundy is illustrated by the exhibition of photographs of that institution, founded 40 years earlier.

In 1870 it was decided to improve conditions for the residents, and to repair dilapidated buildings, and James Fowler of Louth was called in to draw up plans for separate cottages around the cloister, for the central clock to be moved to an elegant tower to be built over the entrance and for the small house at the eastern end of the chapel to be purchased and pulled down to make way for a new Warden’s House. The former Common Room now became the Board Room.

STAIRCASE – At the foot of the stairs leading to the AUDIT ROOM is a brass wall-plate with the Founder’s Arms and a Latin rhyming inscription recording the origin and purposes of the Foundation. The stairs lead to the ANTE-ROOM where changing exhibitions are held. In 2002 this marked the 125th Birthday of the High School and recalled the gift by Browne’s Hospital of a substantial sum of money which enabled the creation of the High School for Girls, the enlargement of Stamford School for Boys and the building of the Headmaster’s House. From 1873 until the 1960s, when the revenue of the Hospital became too small for its own needs, a sum of up to £1,500 was donated annually to the Endowed Schools who adopted for their motto and badge the device of the Browne (Stokke) family of the stork on a woolsack and the words “+ me spede”. Also in the Ante-room is displayed a uniform which the men were required to wear from the middle of the nineteenth century until the 1950s, soon after which compulsory attendance at Chapel was no longer a rule of the Hospital. Almspersons did not always come from Stamford, but seem to have been drawn from the surrounding area where the Hospital had properties, and it is likely that men living in tied­ cottages who could no longer work were recommended for a place at Browne’s by the incumbent of their parish.

CHAPEL – At the west end of the Chapel is a row of original stalls with carved misericord seats, the other seats facing north and south. A service of Holy Communion is taken here by the Confrater every week to which visitors are welcome. There has been no Warden since 1987, and the Warden’s House is let for offices. The magnificent stained glass windows are contemporary with the 15th Century building. The glass was removed, cleaned and the original arrangement as far as possible restored and replaced in 1967, with the aid of a grant from the Pilgrim Trust. In 2001 it was thought necessary to place guards over the outside to protect the glass from missiles. For this we received help from the Manifold Trust.

The Altar slab is of Barnack ragstone and bears its five consecration crosses. It was hidden in the paving during a period of religious intolerance and rediscovered and replaced only in 1925. The fifteenth century cope-chair was designed with a semi-circular back around which a seated priest could drape his vestment to avoid creasing it. A second, similar, chair disappeared in the nineteenth century building work.

The reredos was painted in 1919 to commemorate the Golden Wedding of the then Warden and his wife and restored in memory of Robin Lowe, for many years Clerk to the Governors.

The kneelers were designed by Pam Sharp, Museum Curator 1998-2018, and worked with the collaboration of residents and friends of the Hospital.

THE AUDIT ROOM leading off to the left is the room in which all the business of the Hospital was transacted, around the oak table which is over 5 metres long and bears the initials PR for Peter Routh who was Warden in 1583 when it was made. The Hospital had been richiy endowed with property and agricultural land in the neighbourhood and an extensive archive remains giving information on all aspects of the management of this and of the domestic affairs of the Foundation.

The stained glass windows in the AUDIT ROOM are of the same date as those downstairs. In the show-cupboards at the east end of the room is an ancient almsbox which was recovered from a wall during the alterations. The massive iron-bound chest was given by Thomas Stokke and used to guard the Foundation Documents and other precious possessions of the Hospital. It was secured by three padlocks and could be opened only when the Warden, the Vicar of All Saints’ Church and one of the men were all present each with his own key. The carved chest of 1629 has a candle-box and a drawer at the foot. The fireplace is original and the carved oak cornice around the top of the walls carries hooks (“tenterhooks”) for the suspension of hangings. The Windsor chairs are of a local pattern and one was placed in each cottage after completion.

THE CONFRATER’S ROOM contains original furniture and was retained as a sitting-room for him when the rest of his lodgings were pulled down in 1870. He was then no longer required to be resident. The sitting-room was last used in 1950s by Canon John Parker. The stained-glass window in the light-box was found in a cupboard and is presumed to have been removed from one of the dismantled rooms which lay beyond the adjacent oak door. It is a mixture of mediaeval and later glass.

Visitors may remember that Browne’s Hospital featured as “Middlemarch Hospital” in the film adaptation of George Eliot’s novel “Middlemarch” much of which was shot in Stamford. The Hospital is today home to 12 residents as specified in the Foundation, but at the present we have 10 ladies and 2 men. The cottages around the beautiful cloister garden were updated in 1963 to flats, each with a living-room, bedroom, kitchen and bathroom.


Tibberton’s 20 year project completes – for now!

The Almshouse Association has been following the refurbishment journey of Tibberton Almshouses for the last two decades. We supported them with a loan and they have diligently kept the Association abreast of all the developments so it was wonderful to recently receive notification that the final part of their journey had been completed.

The Journey to the refurbishment of No2 Bovone Lane

Over the weekend of 28 to 30 April 2023 a new resident moved into the last of the refurbished almshouses in Bovone Lane, Tibberton, representing the culmination of a journey for the trustees of Tibberton Almshouses, of some twenty years.

Phil Bevan, Clerk / Treasurer to the Trustees of Tibberton Almshouses shared this update on the end of their twenty year journey:

With the help of a loan from The Almshouse Association and a grant from the Forest of Dean District Council (Publica Group), we were able to achieve our final objective (for now!).

  • No2 Bovone Lane was a one-bedroom property.
  • By forward planning and the expertise of our chairman with his DIY skills he was able to put forward a proposal to also provide a cloak room on the ground floor and a shower room on the first floor.
  • This entailed removing and re-siting the stairs from their original position to a new location, without prejudicing the floor space of the kitchen.
  • Removing all plaster, re-pointing inner walls to accept wall slurry to combat rising damp and insulating the walls.
  • Providing an LPG (buried) tank for new plumbing, heating and hot water.
  • The removal of the stairs and virtual demolition of the inside of the property.
  • The removal of ground flooring and replacing it with an insulated concrete floor.
  • New cloakroom.
  • New shower room on the first floor.
  • New heating and plumbing.
  • New electrics (including car charging station).

Demolition Derby!

The kitchen – before and after!

The stairs at the start … and finish (new location and 2 bannister rails)
Comprehensive views of the work undertaken on the first floor
Completed 1st Floor
Completed shower room

In Conclusion

The trustees of Tibberton Almshouses would not have been able to complete the renovation and refurbishment of the properties without: –

  • The commitment of the trustees.
  • The expertise and DIY skills of the Chairman.
  • The financial support of The Almshouse Association, for which we will always be very grateful.
  • The commitment of the Forest of Dean District Council (Publica Group) with generous grants.
  • The support of our Local County Councillor in providing us with a grant.
  • The local support of the Tibberton District Horticultural Society with grants.
  • The local support of Hales & Co Builders Merchants.
  • The support of the consistent team of contractors, Ian – building, Richard and John -electrics, Stuart – heating and plumbing, Pat – kitchen fitter, Mark – carpets, Keith -decorating and odd jobs and all those on the periphery for their support over the years. 

Like the old saying “it takes a village to raise a child”, it also takes a wonderful and willing community to rebuild an old legacy. The Tibberton community plus others have made sure these almshouses continue to provide safe and warm homes to people in need in the community for many generations to come.

[top photos l-r – Brian with Tibberton’s Almshouse’s spiritual friend the Rev’d Canon Helen Sammon; New resident Diane with Alison Evan (4th generation grand-daughter of benefactor; “happy band of domestics” (trustees!)]

posted 27 September 2023


Almshouse resident: 1 of Half a Dozen D-Day Veterans

Residents are the heart and soul of almshouses and we are always interested to hear their personal stories; they bring alive the buildings and continue to remind us of the importance of preserving history, be it the buildings, the stories, lives or legacies.

98 year old Phil Sweet is a resident of Municipal Charities in Stratford-Upon-Avon and his memories of the D Day landings have been kindly sent in to us by the Charity’s Chief Officer William Clemmey..


There are only thought to be about half a dozen British veterans of the D-Day landings left alive. We are proud to say that one of them is Phil Sweet who is a resident of one of our almshouses in Stratford-upon-Avon. Phil is 98 and recalls the following:

“I was sent to a place called Lochailort in the Highlands where I did six weeks of hefty nautical and ability training. Those six weeks were the toughest I have experienced in my life both physically and mentally. At the end of each week you had exams and if you were not good enough you would be dropped. But I lasted and was appointed an officer then sent to Troon for officer training for another six weeks and then appointed to a tank landing craft ready for the D-Day landings.

The war had been going for quite a considerable period of time for my training was in readiness for the D-Day landings the time of which we did not know then.

I was part of the initial wave that landed at the village of La Rivière as part of the Gold Beach landings.I was in a flotilla which were the first to go into the beach with two tanks on top of each other on the landing craft so that they could bombard the beach with shells as they were coming in to land. We didn’t lose anybody that day although the landing craft was damaged by the underwater objects as we were going in. 

Then following the landing we were offloading equipment to the beaches and whilst doing so I had to go to the tented hospital at Bayeux with suspected peritonitis which turned out to be appendicitis.

I was sent to Plymouth to HMS Foliot, running all the movement of landing craft. We were tropicalizing (adding refrigeration and air conditioning) landing craft ready for the Far East but of course that collapsed because they dropped the atomic bomb.” 

We are hoping that Phil will be able to join in the 80th anniversary celebrations in Normandy next year.


Many thanks to The Municipal Charities of Stratford-upon-Avon for sending in Phil’s story. You can read more in their newsletter here.

posted 21 September 2023


Social Media Use

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

From: The Charity Commission Published 18 September 2023

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

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

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

The guidance:

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

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

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

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

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


Charity Commission Accounts

Problems encountered with Charity Commission Accounts

We are aware that a number of our members have encountered problems when trying to log onto the Charity Commission website and we have, therefore, been in communication with the Charity Commission in order to ascertain the current position.

We understand that the Charity Commission has recently undertaken an update of their systems which, unfortunately, has led to extensive, temporary problems for charities needing to gain access to file returns, lodge accounts etc.  

We are informed that as matters stand the ‘My Charity Commission Account’ as a service is working and functional, however access to the area for filing for Annual Return 2023 is still under development. This will be launched within the next few weeks, and communications will be sent out when this happens.

It is now necessary for every charity in England and Wales to register for a ‘My Charity Commission Account’ and we understand that charities can contact the Commission in one of the following ways to request access, although there are likely to be considerable waiting times if telephoning which could be as much as 45 minutes:

In the event of a change of email address, it is necessary to request a new link and set up a new account.

It has been confirmed that when contacting the Commission, it is the main listed contact who should get in touch and, if this is not known, a trustee of the charity should telephone who will then be taken through a verification process.  

To reiterate – Filing for Annual Return 2023 is not yet available, though we have been advised that Returns lodged in due course will be backdated.  Filing for Annual Return 2022 and years prior to this are available which must be completed within a Charity Commission account, here: Sign in (charitycommission.gov.uk)

We are conscious that the current situation is causing considerable frustration and can only advise our member almshouse charities that we are assured that the Charity Commission is doing all possible to rectify the position at the earliest opportunity.

posted 20 September 2023


Case Study: Charities of Richard Poyntz & Others

Kindly prepared by Viv Miles – Trustee , Charities of Richard Poyntz & Others

“Our two cottages in question were built in 1929, they were gifted to the Charity originally to house retired farmers, but over the years the farms diminished and the Charity decided to house homeless retired persons, this recently changed again, due to the increase in our area of homeless younger people between the age of 48-65yrs, who we now consider. 

THE COTTAGES

They are one-bedroom properties, with tiny galley kitchens and very little cupboard space, nowhere to eat and it was hard for the residents to keep clean and tidy. They were very dark with no room to manoeuvre, especially if the person was disabled. They had old wooden outbuildings, used for coal that was rotting, very damp and cold.

When The Almshouse Association visited a few years ago, they emphasised the kitchens were not fit for purpose and suggested we knock the outbuildings down and build extensions. This was impossible at the time as the Charity had very limited funds, so the Charity decided it would be a project for the future, and with careful planning over five years, we at last felt we were able to fund a large part of the project. We also asked the Association for help and they most kindly offered us a loan of £50,000 and a grant of £20,000. The total cost of the project was £100,000 and we didn’t need to source any additional funds.

This was a very big project for a small Charity and if The Almshouse Association hadn’t helped, we most definitely wouldn’t be able to save the buildings, let alone build liveable working kitchen/dining areas, so as a Charity we can not thank them enough.

After three quotes we employed a local builder, Gary Foss.  We applied to London Borough of Havering who indicated we needed planning permission as the plot is within the conservation area. This we were not expecting, as the extensions were within the permitted construction that would only normally require building regulation control, so a set of plans had to be drawn up and approved.  It was granted, but it took 10 weeks, so this delayed the build, and of course cost extra money. The build started and the residents had to move all their belongings, we helped them as much as we could letting them use our office space and interacted with them all the time to make this transition as easy as possible.  The build was carried out in phases.

PHASE 1 – KNOCKING DOWN OUTBUILDINGS
PHASE 2 FOOTINGS
PROBLEM 1 – BUSHES

On viewing the foundations and drainage, the Building Inspector considered that 18ft of bushes had to be removed as they were too near the new building and would impede the drainage. This also meant fencing had to be installed as it backed onto a farmers field.. i.e. more additional cost!

PHASE 3 – BUILDING THE EXTENSIONS

When the building work began, the builder noticed the No. 2 house alignment was wrong and started to investigate. He had already started the block work, but we now had another problem…

PROBLEM 2 – SUBSIDENCE

The builder had discovered subsidence. There was an enormous crack where the outbuilding was taken down that went down to the foundation level. The trustees decided the only course of action was to do the remedial work acknowledging there would be additional costs incurred.

To stop the problem once and for all, the builder recommended digging 2-metre trenches on each corner, going underneath what footings there are, placing acrows on a slab, then filling with concrete.

We agreed and the building work could then commence up to roof level including insulation work:

 PHASE 4 – ROOF

London Borough of Havering altered the new roofs on both extensions as they considered them too high. This alteration also had a cost impact, but the build was now watertight ready for knocking through.

PROBLEM 3 – ROOF

The original roof has several problems including roof spread. There are no crossway beams so the roof is spreading causing tiles to slip. The roof tiles, which at some point had been replaced, are second-hand and crumbling. This problem, although temporarily fixed, will have to be completed at a later date.

PHASE 5 – KNOCKING THROUGH

Acrows were installed ready for the main beam so walls could be knocked down and brick work installed to hold the beam. New windows and backdoors were reinstated, including first fix.

PHASE 6 – PLASTERING INSIDE & SCRATCH COATING TO OUTSIDE BUILDING
PHASE 7 – PAINTING TOP COAT

The Trust purchased the emulsion paint and the builder painted the initial coat, but the residents decided they would rather paint the topcoat.

PHASE 8 – KITCHEN FITTING

The kitchens were bought from Howdens and the builder fitted them. Howdens were extremely good and gave us a large discount for the two kitchens with ovens, hobs and cooker hoods.

Kitchen before flooring and second fix electrics

…. and with flooring, also undertaken by the builder, but bought directly by the Trust. 

The residents have so much more space to be able to eat at a table and more cupboard space, plus they are now so much more accessible for anyone with disabilities.

“The new extended kitchen has made life so much better.  I can now sit and eat at a table for the first time in years.  The kitchen has really improved my quality of living and I can’t thank you enough”.
Resident A

PHASE 9 – MAIN COAT TO OUTSIDE OF BUIDINGS COMPLETED
.

” We started with a really small kitchen, it has been a long process with a lot of surprising obstacles, but now we have an absolutely brilliant large kitchen/diner with wonderful colours, sharp straight lines and beautiful finish, the cottage is now much warmer due to all the new insulation, I am short a couple of plug sockets but overall I am very happy with what I have and live a better quality of life; I can go shopping weekly instead of every day, it has created a huge space I never thought possible, I can now resume normal life.  I am very thankful for everything for all the work done and thank you to Vivienne and her husband for all the long hard hours you both spent working here to help”.
Resident B

ADVICE TO OTHER SMALL CHARITIES

This experience has taught us so many things to look out for and here are a few:

  • Make sure you have a contingency fund for any incidentals that may arise.
  • When getting quotes, make sure you add every little thing you want built or fitted ie: building a cupboard and finishes, or employ a quantity surveyor.
  • Appoint one person in charge you can trust, or a project manager, so they can make on the spot, important decisions. This helps the builder work to his schedule and they can pay him on time with every phase, especially if you use a small building firm. Do not pay your builder his final payment until he has completely finished and consult your fellow trustees before paying this.
  • Always support the trustee/secretary that is in charge.   
  • Make sure at all times your residents are supported, as it can be very stressful, and if they move in with someone for the duration, keep them informed of the progress at all times.

“Our properties were finished to a high standard and the builder gave us loads of advice. The trustees were all very impressed with the work, as were the residents.”

posted August 2023


Multi-million pound sustainable housing development opens

This August, Councillor Veronica Dunn, the Lord Mayor of Newcastle, officially opened a sustainable housing development designed specifically for disabled residents in Spital Tongues, Newcastle.

The St Mary Magdalene & Holy Jesus Trust’s £3.8m Magdalene Court almshouse development, located on a prominent site at the top of Richardson Road, is set amongst mature retained trees and has been designed by JDDK Architects.

The development has been built by Meldrum Construction to meet the current National Space Standards, providing extensive circulation space for residents of the 15 accessible one-bedroom apartments designed for older people with a disability who wish to live an independent lifestyle. The development also includes three, two storey, three-bedroom homes designed for families – the first time the Trust has provided housing for families.

The innovative scheme provides highly insulated and air-tight homes with heating by air source heat pumps powering LST (Low Surface Temperature) radiators. Mechanical ventilation with heat recovery ensures no heat is wasted and a steady supply of fresh air internally while Magdalene Court also features a ‘green’ roof terrace of sedum plants.

Internally, the apartments are designed for lifetime occupation with the open plan living, dining and kitchen allowing light from the living space windows and balcony through to the kitchen. The bathroom is also flexible for a bath or shower with wet room design with future adaptability.

The ground floor apartments all have private patios and gardens while the upper apartments have balconies to create connection with the nature and outdoor green spaces. All the apartments are fitted with a Warden Call system summoning help if required whilst there is also an extensive ground floor store for wheelchairs and electronic buggies.

The three family homes enjoy south facing gardens with a patio and shed for cycle storage provision with rear access for added convenience of circulation. The layout also features future adaptability with accessible WC for future shower installation, an aperture for a future through-floor lift, stair lift and temporary bedspace in the ground floor living space.

John Lee, chairman of the St Mary Magdalene & Holy Jesus Trust, commented,

“The Magdalene Court scheme is an exciting development for the Trust. It both builds on what we have done successfully in the past in providing accommodation for older people, but also widens our scope to include providing accommodation for families.

“We consulted extensively on this scheme with partners and stakeholders and providing the mix of accommodation that we are doing will ensure that the Trust is using its assets effectively and efficiently to deliver benefit in the City.

“Despite being affordable in name, often affordable housing schemes still have fairly high rents, particularly for more popular areas. So, perhaps most importantly for our residents, we have used our funds to cap the almshouse residents’ weekly maintenance contributions inclusive of service charges at Local Housing Allowance levels.

“The new apartments have been quickly snapped up and we are now continuing with an extensive refurbishment programme for our existing properties whilst also developing plans to provide additional properties on our main site on Claremont Road.”


posted 19 September 2023


DAMHA celebrates 125 years!

In August 2023, Durham Aged Miners Homes Association (DAMHA), the largest almshouse charity in the UK, marked its 125th anniversary year with a fitting tribute to the man whose vision led to the establishment of the organisation.

The Almshouse Association’s Chairman, Willie Hartley Russell was honoured to be invited to the celebrations.

A memorial service was held at St Alban’s Church in Windy Hook, Gateshead where they celebrated the history of DAMHA which was founded in 1898 and grew from the vision of miner and lay preacher Joseph Hopper, who is buried at St Alban’s.

Staff and Board members from DAMHA were joined by local residents, including 97-year-old Mary Fullwood, and representatives from other organisations, including those connected with the mining industry, at the service conducted by the Reverend Danie Lindley.

Rev Lindley led prayers and hymns, and there were also readings and a speech given by DAMHA Chief Executive Paul Mullis, who also laid flowers at Joseph Hopper’s graveside memorial. Rev Lindley said:

“The success of DAMHA is just not the legacy of Joseph Hopper, or the hard work of all who have taken part in its history, but in the people who live in their houses, the people who support those who live in the houses and the people who continue to look outwards for more opportunities to provide affordable solutions to housing that provide community and support. DAMHA has given people shelter, hope, support and strength and our prayer is that this will continue for many more years to come.”

In his speech, Paul Mullis reflected on the impact DAMHA has had on people’s lives over the last 125 years.

“A recent piece of research concluded that on average an almhouse resident could expect to live 2.4 years longer than the norm. This is due to various reasons including loneliness and the stress of maintaining your home as you become vulnerable with age. All these things are addressed by almshouse living in the community of homes that Joseph Hopper began and DAMHA maintains and develops.

So, we give thanks hugely for the inspiration of Joseph Hopper and building on the shoulder of giants, DAMHA has grown to great things. 125 years on, we are needed more than ever and as caretakers of a great idea, the baton will continue to be handed down to future generation to continue Joseph’s legacy.

Joseph Hopper believed that a man who had served in the coal mines all his life deserved better than to be evicted from his tied colliery home when he retired. A small weekly levy voluntarily donated from miners’ wages, plus donations of land and materials from mine owners and others, allowed the homes to be constructed and let free of charge.

Although the Durham coalfield is no more, DAMHA has survived and prospered and continues to offer high quality homes for older people. Whilst you no longer need to have a mining background to have a DAMHA home, the Association has never forgotten its roots and is proud to have helped so many former miners find homes in or near to the communities where they grew up.

To find out more about Durham Ages Miners Homes Association, please visit their website here.

[Top picture: Front: Paul Mullis with Reverend Danie Linley, the Reverend John Mayes; Back row: Chair Willie Hartley Russell and other guests who attended the service.]

posted 18 September 2023


Consumer Standards Consultation: Association draft response

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


The Government has been seeking views on four consumer standards that set out the specific expectations and outcomes registered providers will be expected to achieve from April 2024, replacing the existing consumer standards that are currently in place.

The standards they are proposing are:

  • The Safety and Quality Standard
  • The Transparency, Influence and Accountability Standard
  • The Neighbourhood and Community Standard
  • The Tenancy Standard

These standards have been designed to reflect the Government’s revised statutory objectives as set out in the Housing and Regeneration Act 2008, as amended by the Social Housing (Regulation) Act 2023 (2023 Act), meet expectations set out in the Social Housing White Paper (the White Paper) in respect of a revised consumer regulation role for the regulator and, strengthened to ensure they remain fit for purpose.

The 2023 Act amends the Housing and Regeneration Act 2008 to give the regulator the power to issue a Code of Practice in relation to its consumer standards. As part of this consultation, the government is seeking views on a draft Code of Practice to amplify the proposed standards and assist registered providers in understanding how they might achieve compliance.

Following this consultation, the Government will consider the responses received and then set out their decision on the final form of the consumer standards and Code of Practice. They expect to replace the existing consumer standards with the final revised standards from April 2024.

Full details can be found on the Gov.uk website here .


posted 18 September 2023