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

Heritage almshouses throw open their doors

England’s largest festival of history and culture!

The country’s largest Heritage Open Days festival returns with a packed programme of FREE events, unwrapping England’s history of creativity and this September almshouses from all over England are taking part.

It’s wonderful to see so many member charities participating – this event not only provides an excellent opportunity for almshouses to share their rich historical backgrounds but also helps people understand their significant role in society.

The Heritage Open Days Festival is a fantastic platform for showcasing the heritage and stories of almshouses and contributes to the celebration of community spirit and the sharing of captivating narratives and anecdotes. It’s a great way for people to connect with their local history and appreciate the valuable contributions almshouses have made to their communities over hundreds of years.

To find our more, please click in the links below:

We are sure the Festival will be a great success and hope many people take the opportunity to visit and learn more about these cherished almshouses during this year’s Festival, which runs until September 17th. It’s a valuable initiative that fosters appreciation for history and the importance of preserving our cultural heritage.

posted 4 September 2023

Fire doors in almshouses

Fire Doors are crucial in preventing the spread of fire and smoke in buildings.  Responsible persons need to decide on suitable and sufficient measures for the specific types of premises they are responsible for.

For example, further information can be obtained from:

  • The Fire Safety in Specialised Housing Guidance
  • The suite of HM Government Fire Safety Risk Assessment Guidance
  • The Fire Safety Act 2021 clarified that flat entrance doors must be considered in the Fire Risk Assessment mandated by the Fire Safety Order
  • The Fire Safety (England) Regulations 2022 require regular checks to ensure that self-closing devices are working and the fire doors including flat entrance doors are in efficient working order and in good repair. These checks are to ensure that the existing door standard is maintained
  • Responsible Persons, including both building owners (for example freeholders) and other persons having control of the premises (for example managing agents) were required to comply with the regulations from 23 January 2023.

Residents have an important role to play in ensuring that, if there is a fire in their almshouse, the entrance door is an effective barrier to the spread of fire and smoke into the common parts.

Regulation 10 requires that residents are given information that:

  • fire doors should be kept shut when not in use
  • residents or their guests should not tamper with self-closing devices
  • residents should report any fault or damage immediately to the Responsible Person.

The above information must be provided by the Responsible Person to any new resident as soon as reasonably practicable after the resident moves into their flat. The Responsible Person must also remind all residents about this information at periods not exceeding 12 months.

Where a resident wants to alter or change their front door, this should be done with the knowledge and agreement of the Responsible Person to ensure that it does not negatively impact upon the overarching fire risk assessment for the premises.

It is good practice to inspect fire resisting door sets on a six-monthly basis as part of a programme of planned preventive maintenance. Communal fire doors should be inspected more frequently i.e., 3 monthly.  For example, check fire door sets from both sides:

  • Check the operation of the self-closer; door closes fully and tightly in to the rebate
  • Check the door and frame are not damaged
  • No warping of the door that affects its fit in its frame
  • Check intumescent fire and cold smoke seals are intact, serviceable and not overpainted
  • The cold smoke seal should bridge the gap between the door and frame
  • Doors needs to be a good fit within their frames with a maximum of 4mm gaps between the sides and tops of a door and the door frame
  • The gaps at the base of the door should normally be limited to 6mm
  • Check the door frame and leaf are OK, i.e., free of holes left from replacement locks and handles etc.
  • The condition of the fire-resisting glass and glazing system in the door panels, and any associated side or over panels forming part of the door set, retains their ability to resist the spread of fire and smoke
  • No obvious defects in the hinges (for example missing or loose screws), or any other element of the ironmongery (for example ventilation grilles)
  • Letterboxes are firmly closed and not jammed open. Where a letterbox has been fitted to a door that did not previously have one, the resident will need to confirm that the new letterbox is suitable for use in fire-resisting doors and has been fitted by a specialist contractor
  • If there has been any alterations or damage to a door’s glazing apertures or air transfer grille
  • Is there any newly fitted, but inappropriate, door furniture?
  • Have any relevant doors been replaced using non-fire-resisting types? Modern fire doors should display a visible fire resistance rating
  • Where needed, relevant fire door signage is in situ?
  • Although unusual, where a double door is installed, that requires one leaf to close before the other, a door selector may be fitted to ensure that the doors swing closed in the correct order. Where such a selector is fitted, this should be checked to ensure that it is operating correctly.

Where defects are reported, it is important that action is taken within an appropriate timescale and that they are not simply left until the next six/three-monthly inspection.

As mentioned above, the information is provided for guidance purposes only. Responsible persons need to decide on suitable and sufficient measures for the specific types of premises they are responsible for.

Written by Robert Grayson, Fire Risk Assessors & Workplace Safety Ltd, Email: fra.grayson@gmail.com, Company Registration Number 10279766 – England, dated 2 September 2023

Levelling Up and Regeneration Bill 2022-23: Affordable Housing and the Infrastructure Levy

This flagship item of legislation is continuing to progress its way slowly through Parliament and is currently at the Report Stage in House of Lords, prior to its 3rd Reading.

This legislation will have a wide ranging impact across England and Wales.  One of the biggest changes will be to Community Infrastructure Levy, which will be retained by Greater London and Wales, but the rest of England will have a new Infrastructure Levy system, which will be non-negotiable and set locally. It will also eventually replace s.106 contributions.

Local Authorities must provide an exemption for Charities, where they would be liable to pay for the development or if the building or structure is to wholly or mainly used for a charitable purpose. They may also provide full or partial exemptions for institutions established for charitable purposes.

The Levy itself can be used for a wider range of “infrastructure” including

(a) roads and other transport facilities, (b) flood defences, (c) schools and other educational facilities, (d) medical facilities, (e) sporting and recreational facilities, (f) open spaces,  (g) affordable housing, (h) facilities and equipment for emergency and rescue services, (i) facilities and spaces which— (i) preserve or improve the natural environment, or (ii) enable or facilitate enjoyment of the natural environment, and (j) facilities and spaces for the mitigation of, and adaption to, climate change.

There may well be scope for further exploration as the definition of affordable housing is given as:

“affordable housing” means— (a) social housing within the meaning of Part 2 of the Housing and Regeneration Act 2008, and (b) any other description of housing that IL regulations may specify.

This is an very important clause, as it could well allow almshouses, as community housing to be considered as “affordable housing” for the purposes of receiving funding from the Infrastructure Levy.  The Infrastructure Levy regulations will be made by Statutory Instrument.

The Almshouse Association (with your support) has already been active (see Questions to Parliament ) in trying to get this definition widened for s.106 funding. The latest position from Government is indicating that they wish to leave Local Authorities to decide, however we will push for a clear national position. 

P&G update: 22.08.23

Policy and Governance Update – Qualification for those operating Social Housing

We met with DLUC development team this week who are working on the requirements for qualification of those operating Social Housing following the Social Housing and Regeneration Act 2023.

There are two main areas requiring qualification identified in the Act. Those providing leadership and those providing housing management within an organisation or associated organisation. These are identified within the Act identified as Senior Housing Manager (Level 4) who carries out a series of duties that include: customer service, complaints, lettings, repairs etc and a Senior Housing Executive who has a strategic role (Level 5) more likely to be the CEO or equivalent. Both require a qualification (though this is yet to be defined).

In these discussions we have set out the case that such requirements on trustees would be detrimental to the appointment of and retention of almshouse charity trustees. We have made the case that trustees already have a personal responsibility to the charity and the effective and safe running of the almshouses. We further discussed a typical almshouse structure whereby the “management” may be subcontracted to a part time clerk or firm of surveyors firm and discussed how the requirement for Senior Housing Manager qualifications would work in such circumstances.

It is our view that a requirement for trustees to gain a qualification would be beyond reasonable expectations and that the almshouse model, as a charity structure, should be exempt from this aspect of the legislation.

posted 22 August 2023