Case Study: George Jones Trust Almshouses

Association grant funds new conservatories for two Gloucestershire almshouses

The village of Cranham, Gloucestershire, has two almshouses that were given to the village by local benefactor George Jones back in 1868 ‘to be occupied rent free by one widow and her family, or two widows without families’. These cottages eventually fell into disrepair but were renovated in the 1970s and are once again occupied. The qualification criteria have been broadened somewhat in line with modern times to people with a Cranham connection who are in need.

The one bedroom properties have limited floor area so the George Jones Trust explored ways of increasing liveable space. Initially an extension to the rear of each property was proposed, but after obtaining quotes from builders, the rising costs of building materials proved prohibitive. Plan B was to add a conservatory to each property which would increase the ground floor area and allow the residents to better enjoy a view of the garden.

Two quotes were received from local suppliers and C&L Windows & Conservatories, Gloucester was selected. From the start this company was really professional, easy to communicate with, and better still arranged for a local construction company to work with them on preparatory ground works, which made the project really straightforward from the point of view of the George Jones Trust.

The first stage of the project included the groundworks and moving oil lines as they impinged on the conservatory footprint.

The project was really quite straightforward and the whole installation from groundworks to completion was done and dusted within two weeks.  The quality of the work is impressive and the project was delivered on time and to budget. We’d like to recommend C&L Windows for the quality of their work, reliability and professionalism.

“The new conservatory has been an absolutely fantastic addition to the house. It provides an area that can be used all year long regardless of the weather. It brings the garden in and provides a peaceful space in nature in which to sit and read, or just watch the birds. I have found the space very calming since it has been installed. For me, with my Lupus, it has enabled me to get the sense that I am outside, without exposing myself to the sun’s rays which would make me unwell, so I am extremely grateful for this. It also provides me with additional space to entertain guests and can even have people around for a meal now with the fold away table I plan to get. I cannot believe how lucky I am to live in the almshouse and the conservatory has quite simply been the icing on the cake. Thank you so much.”

Resident Nic Granger

We’re really grateful to The Almshouse Association for their grant of £25,000 which contributed about 50% of the total cost involved. Our coffers are quite low as we’re about to embark upon a project to install solar panels and energy storage at the properties, which will use much of our funds, so the assistance of The Almshouse Association in contributing towards the conservatories is invaluable. The conservatories have really enhanced the wellbeing of our residents.

Can you help us build more almshouses and ensure those we have are the best they can be by making a donation to The Almshouse Association or leaving a gift in your Will?
To find out more about how you could help build and protect almshouses for generations to come, please click here.

Lithium batteries

Lithium batteries are generally safe and unlikely to fail, but only so long as there are no defects and the batteries are not damaged. When lithium batteries fail to operate safely or are damaged, they may present a fire and/or explosion hazard.

Lithium batteries have found themselves in the news recently – for both good and bad reasons. The increasing use of lithium-ion batteries is due to their ability to store and provide much more energy than other battery types, allowing for longer usage. This has led to a transport revolution, with many people using e-bikes and e-scooters as a greener and more economical form of transportation. Unfortunately, it has also resulted in a frightening increase in particularly dangerous fires.

If overheated – through damage, flawed design, or the use of substandard chargers – lithium-ion batteries can create fierce fires that are not only difficult to extinguish but also release toxic gas. These fires can occur when just one cell of the battery overheats, creating a domino effect or “thermal runaway”, with a fire developing within seconds that can reach a temperature exceeding 600 degrees Celsius.

Steve Sitch, Chief Executive of Exeter Homes Trust has kindly shared with members their Fire Safety Bulletin on the topic of Lithium batteries. Trustees and clerks may want to share similar advice with their residents.

posted 14 September 23

MPs show their support for almshouses

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

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

Also this week in House of Commons Written Answers:

HoC Written Answer: Department for Levelling Up, Housing and Communities: Almshouses: Planning  

Siobhain McDonagh (Lab) (Mitcham and Morden): (195628) To ask the Secretary of State for Levelling Up, Housing and Communities, what guidance his Department issues to local planning authorities on support for almshouses that are not Regulated Social Landlords under the terms of section 106 affordable housing.

Rachel Maclean (Con) (Redditch): The department does not issue guidance to local planning authorities specifically on this matter. It is up to local planning authorities to determine what contributions should be sought through Section 106 agreements, in line with statutory tests on their use set out in regulation 122 of the Community Infrastructure Regulations 2010. The department has published guidance on planning obligations to support local authorities with their use. As part of the National Planning Policy Framework consultation between 22 December 2022 and 2 March 2023, we sought views on how we can help bring forward more community-led housing, including almshouses. We expect to publish a response to the consultation this Autumn.

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

See also:

posted 13 September 2023

Letter from the Secretary of State to social landlords on damp and mould guidance

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

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

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

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

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

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

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

posted 13 September 2023

Planning Update from Panel Consultants Robinson & Hall

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

Changes ahead in the world of planning

The Department for Levelling Up, Housing and Communities is running a consultation until 25th September 2023 on a proposal to further relax Permitted Development Rights for selected categories of development.

The Government is looking to ensure that the planning system is efficient, effective, responsive and delivers beautiful and well-designed development. This consultation requests views on proposals designed to promote the delivery of well-designed development and support housing delivery, the agricultural sector and economic growth.

Abel Bunu, Principal Planner at Robinson & Hall lists some of the main highlights in the consultation paper:

Change of use of buildings within the commercial, business and service use class to residential use (MA)

  • Either double the current permitted floor space of 1,500 sq m to 3,000 sq m or remove the limit all together.
  • Proposal to remove the requirement for the property to be empty for three months before application.
  • Widen the scope for commercial conversions to include the Area of Outstanding Natural Beauty (AONB) and National Parks.

Agricultural buildings to houses (Class Q)

  • Double the maximum number of dwellings from five to ten.
  • Increase the maximum floor space from 865 sq m to 1,000 sq m. 
  • Allow for single storey rear extensions to be created.
  • Allow work to take place in conservation areas, AONB and National Parks.
  • To be extended to former agricultural buildings that are no longer on an established agricultural unit or to buildings that are not used solely for agricultural purposes.

Agricultural buildings to a flexible commercial use (Class R)

  • Extend these rights to include outdoor sports, recreation and fitness, e.g. paintballing but not motor sports.
  • The rights might extend to all B2 (general industrial uses) to only allow processing of raw goods produced on the site and to be sold on the site, excluding livestock.
  • Proposal to double the maximum floorspace from 500 sq m to 1,000 sq m and allow for multiple uses at the same time.
  • Possible extension of rights to equestrian or forestry buildings.

Agricultural development on land over 5 hectares (Part 6, Class A)

  • Extended barns could increase in size from 1,000 sq m to 1,500 sq m.
  • New buildings would still be limited to 1,000 sq m. 

Agricultural development on land below 5 hectares (Part 6, Class B)

  • Existing barns to be extended by 25% with an overall limit of 1,250 sq m.
  • Extensions to the cubic content of the original barn to increase by 25%.

Please note that the above list is not exhaustive.

Abel comments “As usual, we expect that if the proposed changes succeed, they will come with a raft of qualifying criteria to be satisfied before enjoying the Permitted Development Rights. Nevertheless, the additional flexibility offered would increase the opportunities for development of agricultural.”

Responses to this consultation can be sent via the online link (https://consult.levellingup.gov.uk/planning-development-management/permitted-development-rights-consultation) or via email to PDRconsultationsummer2023@levellingup.gov.uk

Please note that local planning authorities have the right to withdraw Permitted Development Rights and so it is important to act quickly before this happens.

If you would like more information on the above or would like to find out how Robinson & Hall’s Planning & Development team can help you take advantage of the changes being introduced to the planning system, please contact Abel on 01234 362891 or email ab@robinsonandhall.co.uk

posted 13 September 2023

Ewelme Almshouse Charity talks strategy

The Almshouse Association CEO Nick Phillips was pleased to be invited to the Ewelme Almshouse Charity Strategy meeting this week.

This 15th Century range of buildings and chapel displays the unique heritage value of the almshouse model. Gems of our national heritage, still providing homes for people in housing need today.

HISTORY OF EWELME ALMSHOUSES

The original founders of what are now known as the Ewelme Trusts were William and Alice de la Pole, the Duke and Duchess of Suffolk.

Alice’s father, Thomas Chaucer, son of the poet Geoffrey Chaucer, had acquired the manor of Ewelme when he married Matilda Burghersh, co-heiress of the Burghersh family. Alice was their only child. Alice married three times. Her first husband was Sir John Phelp, who she married when she was only ten, but he died just a year later. Her second husband was the Earl of Salisbury, who was killed in the Siege of Orleans in 1428, and her third husband was William de la Pole, the Duke of Suffolk. They had one son, John, who was born in 1442. Ewelme Manor was much extended by them from 1444 and subsequently became Ewelme Palace, a very large and impressive building surrounded by a moat. The existing Manor House was originally an outer part of the Palace and is the only part of it still remaining.

In 1437, King Henry VI had given the Duke and Duchess a licence to set up a Chantry Foundation and an almshouse for thirteen poor men at Ewelme. The income for running the Foundation and the almshouse was to come, as it still does today, from the endowment of estates owned by the de la Poles at Marsh Gibbon near Bicester, Ramridge near Andover, Conock in Wiltshire and Ewelme. The thirteen poor men were also expected to come from these estates. In exchange for their free board and lodging in the almshouse, the duties of the almsmen were to attend a number of daily services in the St John’s Chapel of the adjacent Ewelme Church in order to pray for the King, the Duke and Duchess and their successors, and all Christian souls.

One Chaplain, known as The Master, was in overall charge of the Almshouse and officiated at all the services in the Chapel. The second chaplain was the Grammar Master, who taught in the school, which was the third part of the Endowment to be built and is now the oldest primary school in England still in daily use. Boys were brought to Ewelme from the estates. They were fed, lodged, and taught Latin, hand writing, logic, philosophy and maths, in the hope that they would go on to Oxford to study. This was extraordinary in the 15th century when only the sons of the wealthy were able to go to Oxford.

The St John’s Chapel, built on the south side of the existing church during the same period as the Almshouses, contains the Duchess’s remarkable tomb. This is a very rare example of a cadaver tomb, and the only one in existence of a woman. Being part of the Endowment, the Chapel is maintained by the Trust and is used regularly by the almspeople and the children attending Ewelme School.

The Ewelme Almshouse was named ‘God’s House in Ewelme’ and that remains to this day as the formal name of the charity which administers the Trust’s Almshouse and Estates activities. It is registered with the Charity Commission as Charity No. 200581 and is governed by a Board of ten Trustees. The position of Master continues today, but is not vested in the Clergy.

posted 13 September 2023

Government announces extra £50M home adaptation funding

On 7 September 2023, the Government announced an extra £50M home adaptation fund will be provided to local authorities in England so they can make quicker home adaptations for older people or those with disabilities, ensuring they can stay independent.

  • Additional funding to help older and disabled people live more independently in their own homes
  • £50 million to be provided this year to adapt people’s homes
  • Overall, adaptation grants support 50,000 people a year and help people to be discharged from hospital quicker, cutting waiting times.

In order to be able to apply for a grant:

  • Eligibility – Someone living in the house must be
    • (a) disabled
    • (b) intend to live there for the grant period (usually 5 years but can be shorter if, for example, they are terminally ill).
  • Application must be submitted by either
    • (a) owner
    • (b) tenant
    • (c) landlord
  • Council needs to be satisfied the work is
    • (a) necessary and appropriate to meet disabled person’s needs AND
    • (b) reasonable and can be done, depending on age and condition of the property (c) the work should be completed within 12 months of the grant being approved.
  • Planning and Building regulations approval is required separately and the Council may ask applicants to employ a qualified architect to plan and oversee the work.  If you get a grant, you can use it towards the cost of their fees.

posted 13 September 2023

Residents celebrate 90yrs with tea party

“The early summer sun shone for around 65 residents of WJ Mills Trust in Cornwall as they came together for a tea party to celebrate 90 years since the renaming of a street in St Day after the charity’s benefactor.

William John Mills, who was born in St. Day later moved to Devon where he built up the Duchess of Devonshire Dairy. He never forgot his roots and established the charity to look after the ‘poor and needy.’ Since 1933 the Trust has provided homes for around 500 local people right in the heart of this historic village.

The tea party coincided with annual festivities known as St Day Feast, which celebrates the area’s proud mining heritage. The event sees children and adults dancing through the streets in traditional dress to the sounds of the Carharrack and St Day Band.

The following day, local children were given the afternoon off to parade from their primary school, stopping to pay their respects at the end of Mills Street, which holds a very special place right at the heart of the village.   

The amount of good cheer and appreciation for the work of the Trust, was matched only by the amount of pasties, scones (jam first!) and pots of tea!”

Donna Birrell

Many thanks for sending in your story Donna, looks like you all had a fantastic day!
To have your almshouse story posted on our website, please email karenmorris@almshouses.org

posted 12 September 2023

Cyber Security Awareness online training

40 mins | CPD Accredited

It’s important that you comply with the law and understand the positive impact this training course can have on your organisation, staff, volunteers and residents.

Cyber awareness training is a vital part of an organisation’s information security measures. Cyber-crime costs UK businesses and organisations a lot of money (Almost £30 billion per year to be more precise) and causes massive disruption. In fact, each year around half of all UK businesses has at least one security breach.

We are all responsible for keeping information safe when using computers and similar devices, so this Cyber security eLearning course has been designed for everyone to use. It includes some straightforward practical steps that will help to protect computers, networks, programmes and data from unauthorised access, helping to safeguard the systems and information we use.

Cyber attacks are more prevalent than ever before, with ransomware attacking organisations such as the NHS, airports, banks, and government departments; the need for organisations to implement cyber security training is obvious. The Cyber Security course can be completed in just 40 minutes and helps you to comply with current legislation.

Course Contents

This training course is broken down into 3 sections:

SECTION 1 – Cyber security
In the opening section of this course, we look at what is meant by the term ‘Cyber Security’, the different types of cyber attacks, as well the importance of cyber security in the workplace.

SECTION 2 – Cyber security breaches
This section looks at cyber security breaches, how they can occur, and what most commonly causes them to occur. It also looks at the importance of following your organisation’s policies, procedures & recovery plans.

SECTION 3 – Your responsibilities
In this final section , we look at what responsibilities both employers and employees have when it comes to cyber security in the workplace, also covering best preventative measures against cyber attacks.

Cyber Security Awareness Certificate

The course ends with a multiple choice test to measure your knowledge of the material and a printable certificate which includes your name, name of course taken, pass percentage, date of completion and accreditations by recognised authorities.

To access your course

  1. When you click the below login button, you will be taken through to the Training login area.
  2. Type in your email address to log in, select the course you want to complete and follow the onscreen instructions.

    NOTE – If this is the first time you have logged into the iHasco Online training area, you will be asked for your name, the name of your charity and Almshouse Association membership number. Please type in your first name and last name as you would like them to appear on your certificate.

Login to Cyber Security Awareness Training online course

RAAC in almshouses – what to look out for

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

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

What is RAAC?  

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

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

Is this a problem that could affect almshouses?

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

almshouse with a flat roof

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

Identifying RAAC

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

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

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

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

A typical lay-in grid suspended ceiling, easy enough to lift
Fine wood boarded ceiling, completely conceals roof structure

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

What if RAAC is present?

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

Conclusion

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

Contributed by Panel Consultant:
Tim Richardson MCIAT MCIOB MSAI MRICS; Chartered Architectural Technologist, Chartered Construction Manager, Chartered Building Surveyor, CIAT-Accredited Conservationist; Quinquennial Inspections Limited; Email: info@timothyrichardson.co.uk
Tel: 0121 471 1478

posted 5 September 2023