Planning for an Affordable Future

……..Support Almshouses – Community-led, Truly Affordable Housing For Your Community……

Is Boris’s new white paper, “Planning for the Future”, good news for those needing affordable homes?

In sentiment, it looks good. Who could argue with a paper that starts off aligning its spirit with the great housing philanthropist George Cadbury? But, like a proverbial curates cream egg, it may be good in parts but there is more than one layer to this and the devil may lurk in the sugar coated detail.

The Government’s mission is presented as the solution to the country’s housing crisis. But this terminology has always been, in my view, a misnomer. The real crisis is one of affordability, not just availability. There seems to be no lack of 4 bedroom executive homes being built, however, for young families and single people living in substandard housing at ever increasing rents, there is a crisis. Roughly, 90% of those on lower incomes find that housing benefit does not cover their rent. While an estimated 8.4 million people in England are living in an unaffordable, insecure or unsuitable home, according to the National Housing Federation *. This is unsustainable.

So the good first. There is an ambition that most developers will pay something towards the affordable housing provision locally. This paper asks for a national, clear and unambiguous policy. It points to an uncertain and inconsistent implementation of section 106, a levy on developers to provide a percentage of housing onsite or negotiate a fee to the council for the provision of affordable homes.

Certainly the current Section 106 agreement process needs reviewing, for example, it could work more effectively if properly applied and standardised and not negotiated and haggled down by the best lawyers. Also, it does not properly prioritise community housing and truly affordable housing, with the current wording suggesting the best beneficiaries are housing associations, not locally led and accountable community housing charities such as almshouses.

The new paper wants a standard levy across the country, but with the potential for regional variations. Does that sound familiar? I wonder what the difference would be in practice.

What we need is a simple levy set for affordable housing on new development by commercial developers. If its 20% then let it be 20% from Ipswich to Islington. Let’s make sure that almshouses, as the truly affordable form of community-led housing, are recognised as a priority beneficiary, if not we would like to see almshouse charities being offered the opportunity on all sites where the levy is applied. Let’s make sure that no almshouse charity is charged the affordable housing levy (I know how mad that sounds but some local authorities have tried!)

There are definitely some good elements of the paper around protecting Greenbelt, AONB and focusing development on brown field sites and I don’t want to detract from that. Overall, the White Paper has some good intentions but in places is contradictory or, at least, appears so.

We would like to see:

– All almshouse charities exempt from the new Infrastructure Levy just as they are from the current Community Infrastructure Levy.

– All almshouse charities to be able to apply for affordable homes benefits or partnerships on a level playing field with other affordable housing providers.

– Community led housing supported on small scale sites as a preferred option to large corporate style housing associations.

* Affordable housing stats from – Statistica and ONS

Posted 19 August 2020

Appointed insurance broker change

We have been informed by our contact at Aon UK Limited that their business model is changing. In the next few days members will receive a letter to advise that The Almshouse Association has changed *one of our appointed insurance brokers from Aon to Higos Insurance Service Limited. 

Almshouse Association CEO will be holding meetings with Higos this week to set out the importance of customer service and price to our members. Please see below the statement issued by Higos, agreed by Higos and AON.

“We are delighted to welcome you to Higos Insurance Services Limited and we can confirm the transfer of your policy has started. The change from Aon to Higos is effective from 27th August 2020 onwards.

Higos Insurance Services Limited has been trading for over 25 years as a general insurance broker and we pride ourselves on our customer service throughout the whole lifecycle of your policy.  We work with our insurers to develop the best possible offering for our customers and we welcome customer feedback.  Once customers have engaged with our knowledgeable staff and experienced our service they stay with us for our care and advice.

We have connections to the UK’s leading insurance companies, as well as lots of other markets that offer niche insurance products for personal insurance, business and much more. Your existing policy with AON|Ecclesiastical will not be affected by this change and Higos will continue to administrate your existing policy following the recent renewal date.

We are committed to The Almshouse Association and have a devoted team of professionals.  Your team telephone number is 01458 270304 but if you would prefer to communicate by email you can contact us on almshouses.portfolio@higos.co.uk “

www.higos.co.uk

* Our other appointed insurance broker, Grout Insurance Brokers Limited remains unchanged.

Posted 17th August 2020

Policy & Governance update: July/August 20

Draft Building Safety Bill

The Government has recently published its draft Building Safety Bill. The bill would bring a number of changes in what is being referred to as the “biggest improvements to building safety in nearly 40 years”.

Changes include:

  • The creation of a new Building Safety Regulator
  • A new duty holder system will be implemented in every building, which aims to ensure that the person or entity that creates a building safety risk is responsible for managing that risk
  • The requirement to have a Building Safety Manager in every high-rise building in the country to manage the day-to-day management of the building
  • Increased sanctions for breaches
  • Creation of a New Homes Ombudsman

The Almshouse Association will continue to monitor the progress of the bill and will keep members up to date with any developments.

Building Safety Fund

The Government has released guidance for social landlords on how to apply for the Building Safety Fund to pay for the removal of dangerous cladding without passing the cost onto leaseholders. Due to the age of most almshouses, it is unlikely that many members will be eligible for this support, but it is worth looking into if you oversee a multi-storey almshouse. It is also worth noting that a lot of the language refers to landlords and leaseholders, but the funding should extend to almshouse charities.

The key points for the fund are:

  • The Government will prioritise funding for building owners who can demonstrate that the contractor will start work on cladding remediation by 31 March next year
  • Online forms must be completed by 31 December 2020 to be considered
  • Trustees would need to provide:
    • Confirmation that evidence is available to support submissions regarding eligibility of height and materials.
    • Confirmation of costs of the project – this could be a report from a cost consultant, together with the basis on which costs attributable to leaseholders have been calculated.
    • Confirmation that they have the legal right to recharge leaseholders – this could be evidence in the form of a copy of a lease agreement that contains the legal right to pass cost back to leaseholders. Social housing providers will be expected to show a representative sample demonstrating that the ability to recharge is across all leases.
    • Certification that the project will be on site and remediation work will have started by 31 March 2021.
  • The funding is not available for buildings below 17.7m in height

Full guidance on the fund can be found here.

Previous Policy and Governance Updates:

Click here for Policy and Governance – June 2020 Summary
Click here for Policy and Governance – May 2020 Summary
Click here for Policy and Governance – Apr 2020 Summary
Click here for Policy and Governance – Mar 2020 Summary
Click here for Policy and Governance – Feb 2020 Summary
Click here for Policy and Governance –Jan 2020 Summary
Click here for Policy and Governance – 2019 Summary

Posted 17 August 20

AGM 2020

Our sixty ninth AGM will take place virtually at 10am on 1st September 2020 by webinar.

Main Business:

  • Approval of Minutes of the 68th Annual General Meeting held on Wednesday 5th June 2019 at The Worshipful Company of Haberdashers, Haberdashers’ Hall, 18 West Smithfield, London EC1A 9HQ.
  • Election of Board Members
  • Presentation of 2019 Annual Report and Accounts
  • To re-appoint Buzzacott LLP as Auditors for The Almshouse Association
  • Special resolution to approve the ‘change of name’ from ‘The National Association of Almshouses’ to ‘The Almshouse Association’

All members are cordially invited to attend the webinar. The nominated representative for each member charity is invited to cast their vote (NOTE: only one person per charity is permitted to vote)

– To register for the webinar, please click here.

– To post your vote, please click here

Deadline for voting is 25th August 2020

Posted 18th June 2020, re-posted 17 August 2020

Minister responds to Association’s letter calling for almshouses to have access to coronavirus testing

Last month, The Almshouse Association wrote to Helen Whately MP, Minister of State for Care, calling for almshouses to have access to testing for coronavirus as testing was due to be rolled out to care homes. Since writing the initial letter, the rollout of tests has been delayed, with full rollout now expected next month.

However, we are pleased that the minister has responded to our letter and has assured us that the Government, the Scientific Advisory Group for Emergencies, Public Health England and others agree that:

‘some supported-living and extra-care facilities share similarities with care homes in terms of care and risks…[and that] The Government will roll out an initial round of testing for staff and residents in the settings that meet certain risk-based criteria’

The Almshouse Association welcomes the response from the minister which provides reassurance that coronavirus testing will be based on risk. We will continue to push for almshouses to be seen as high risk settings which require regular access to Coronavirus testing.  

Members may also like to know that the minister expressed her “immense gratitude for the care being provided in almshouses, particularly during this pandemic.” 

You can keep up to date with the latest Coronavirus news here.

10th August 2020

Almshouse Association supports Homes at the Heart campaign

Over the next few weeks the Homes at the Heart campaign, run by the National Housing Federation and supported by The Almshouse Association, is focusing on different issues affecting the housing market. This week the focus is on affordability and supply.

We are all very aware of the current housing crisis we currently face in our country. It is difficult to go a few days without hearing about the lack of supply or affordability of housing. Whether you are a private renter or first time buyer, the market can be incredibly difficult to access. Today, many of us struggle to have any savings at all, let alone the tens of thousands required to secure the deposit on a first home. Needless to say, it is clear we need to rethink our approach to housing policy to create high-quality and genuinely affordable homes which help young families looking to enter the market and the elderly who may be looking to downsize.

At The Almshouse Association, we pride ourselves on the longevity of the almshouse model and the benefits that it brings to those it serves. Almshouses are a thousand year old answer to an age old question around truly affordable, community housing. Today some 35,000+ people enjoy independent living in an almshouse community, but many people are not aware of almshouses or how they work. Historically, almshouses have been started through the philanthropic ventures of individuals who were looking to assist those struggling in their local area. The accommodation provided is of genuine high-quality with a focus on community engagement and interaction. These are homes which are intertwined in the communities they serve, run by the local community for the local community, keeping families and friends close by and encouraging new relationships to build and thrive.

Almshouses also have the benefit of being exempt from Right to Buy which means that they will continue to provide a permanent source of accessible housing to people in need in perpetuity. Residents do not pay rent but a Weekly Maintenance Contribution which is below the average rent in the area and is used to help maintain the upkeep of the almshouse. Residents live independently in a supportive community where they otherwise may have struggled with lengthy housing waiting lists or expensive private rent.

We believe that the solution to our country’s housing crisis is made up of many parts, one of which is almshouses. We want to see these beautiful buildings, steadfast in communities all over the country grow, so that no one is left without a safe, secure, comfortable place to call home.

If you would like to learn more about almshouses and The Almshouse Association, please take a look around our website. We will be more than happy to discuss how you can start your almshouse journey. 

#HomesAtTheHeart

Posted 10 August 2020

Covid-19 update: 3.8.20

For the most up-to-date Government advice, please visit www.gov.uk.

Monday 3 August 2020

The Government has updated its advice for wearing face coverings in enclosed spaces. From 8 August 2020, it will be mandatory to wear a face covering in the following settings:

  • funeral directors
  • premises providing professional, legal or financial services
  • cinemas
  • theatres
  • bingo halls
  • concert halls
  • museums, galleries, aquariums, indoor zoos or visitor farms, or other indoor tourist, heritage or cultural sites.
  • nail, beauty, hair salons and barbers – other than where necessary to remove for treatments
  • massage parlours
  • public areas in hotels and hostels
  • place of worship
  • libraries and public reading rooms
  • community centres
  • social clubs
  • tattoo and piercing parlours
  • indoor entertainment venues (amusement arcades, funfairs, adventure activities e.g. laser quest, go-karting, escape rooms, heritage sites etc)
  • storage and distribution facilities
  • veterinary services.
  • auction houses

It is already obligatory to wear a face covering on public transport, in shops and takeaways, in banks and post offices, and in public transport hubs.

The Government is also encouraging people to wear face coverings in places where social distancing is not possible. As a charity, you may therefore wish to ask your residents to wear face coverings in communal spaces, such as the narrow corridors, communal laundries, and communal rooms. Before implementing this, however, you will need to consider how this will be managed (e.g. what if one or more of your residents chooses not to wear a mask?) and support your residents in finding a suitable face covering. They can use disposable facemasks, washable cloth face masks, or a scarf or bandana.

If you run public tours of your almshouse site, visitors are required to wear masks in any enclosed spaces.

The full government guidance on the wearing of face coverings can be found at:

www.gov.uk/government/publications/face-coverings-when-to-wear-one-and-how-to-make-your-own/face-coverings-when-to-wear-one-and-how-to-make-your-own.

Thursday 30 July 2020

The Government has today announced an extension to the self-isolation rules for anyone experiencing symptoms of Covid-19. Anyone who develops a persistent cough, high temperature and/or a loss of smell and taste should self-isolate for 10 days instead of 7 and get a free Covid-19 test. Those who have been in contact with someone who has contracted Covid-19 should continue to self-isolate for 14 days.

From 1 August, the recent Government announcements on the relaxation of coronavirus restrictions also come into force.

These include:

  • Shielding – the Government will no longer be advising the clinically extremely vulnerable to shield and support from the National Shielding Service will stop. Those who have been shielding will still be able to receive priority supermarket delivery slots and receive support from NHS Volunteer Responders.

    Those who have been shielding should still try to leave home as little as possible and to adhere to strict social distancing rules when they do. As a charity, you may wish to look at how you can best support your vulnerable residents during this transition period. If they have been receiving food parcels from the National Shielding Service, for example, you may wish to support them in delivering their shopping if needed.
  • Working from home – until now, the Government advice has been to work from home where possible. From 1 August, however, this will change and offices will be able to re-open so long as they are ‘COVID secure’. This means that if you have office staff working from home, you now have the discretion to re-open the office so long as hygiene and social distancing measures have been put in place to protect your employees.

For guidance on how to make your workplace COVID secure, visit:

www.gov.uk/guidance/working-safely-during-coronavirus-covid-19

We’ve had numerous enquiries in recent weeks from members regarding the opening of communal and guest facilities. Unless you live in an area that has had a local lockdown implemented, the Government guidance allows you to open these facilities should you wish to. We would suggest carrying out a risk assessment and, if you do decide to re-open these facilities, ensure they are COVID secure.

Detailed government guidance on the re-opening of communal facilities can be found at:

https://www.gov.uk/government/publications/covid-19-guidance-for-the-safe-use-of-multi-purpose-community-facilities/covid-19-guidance-for-the-safe-use-of-multi-purpose-community-facilities.

To see if you area has a local lockdown in place, visit:

www.gov.uk/government/collections/local-restrictions-areas-with-an-outbreak-of-coronavirus-covid-19. 

Tuesday 21st July 2020

The Government has recently released guidance on the safe use of multi-purpose community facilities. Due to the communal nature of many almshouses, members may find this guidance useful, although it does not significantly add to guidance outlined in previous updates.

The full guidance can be found here.

The key points from the guidance are:

  • Measures are in place to ensure all users of community facilities follow the guidelines on social distancing, including strict adherence to social distancing of 2 metres or 1 metre with risk mitigation (where 2 metres is not viable) are acceptable.
  • It is against the law for gatherings of more than 30 people to take place in private homes (including gardens and other outdoor spaces). However, premises or locations which are COVID-19 secure will be able to hold more than 30 people, subject to their own capacity limits.
  • Centre managers are required to also consider what changes might be needed to enable safe access to the building. These may include:
    • Making use of multiple exit and entry points: to introduce a one-way flow in and out of the premises, with appropriate floor markings or signage. Any changes to entrances, exits and queues should take into account the need to make reasonable adjustments for those who need them, such as people with disabilities.
    • Managing the arrival and departure times of different group so as to reduce the pressure at exits and entrances.
    • Queue management: the flow of groups in and out of the premises to be carefully controlled to reduce the risk of congestion. It may be necessary to introduce socially distanced queuing systems.

One point which is particularly significant for almshouses is the guidance on vulnerable people which states:

Certain groups of people are at increased risk of severe disease from coronavirus (COVID-19), including all people aged 70 or over. Such individuals are advised to stay at home as much as possible and, if they do go out, to take particular care to minimise contact with others outside of their household.

If any of the guidance is not clear or you would like further support, please do not hesitate to contact The Almshouse Association and we will endeavour to help.

To access previous updates, click below:

– June 2020
– May 2020
– April 2020
– Pre-April 2020.

updated 3 August 20

Southwark Charities proposes new 21st century almshouse development

LONDON, 30 JULY, 2020 – Southwark Charities unveiled emerging plans for rebuilding its almshouses situated on Nicholson Street, Blackfriars, SE1.

For over 250 years, Southwark Charities has provided charitable housing on the site for those in need, hardship or distress and intends to continue to fulfil its historic mission by providing new modern homes for the 21st century.

Southwark Charities’ Almshouses provide accommodation for older people of limited means, who have been resident in the borough for at least five years, enabling them to live safely and independently for as long as possible, for an extremely modest maintenance charge, making them truly affordable.

The existing almshouses were built in 1973 and are reaching the end of their useful life. The primary purpose of this proposed new development is to build 60 new almshouses, more than double the existing number, on the Blackfriars site.

In addition, there will be around 220,000 sq.ft of high quality office space, 10% of which will be affordable workspace available to other Southwark-based charities and local entrepreneurs. This will not only support jobs in the area but also generate income and capital to pay for the almshouses.

The proposed scheme will also feature a charitable hub with accessible community facilities for residents and others in the locality, and a new, enlarged, on-site Prince William Henry public house (a fixture since 1785) will replace the existing one. Sensitively landscaped gardens, roof terraces and public footpaths will be a key feature, including a new east-west pedestrian link in the form of “Edwards’ Walk”, a nod to the founding father of Southwark Charities.

The aim is to deliver a highly sustainable, socially responsible mixed-use scheme which will create a vibrant and striking presence onto Blackfriars Road.


Commenting on the planned scheme, Chris Wilson, Clerk to the Trustees of Southwark Charities, said:

“The Charity has built almshouses in the 18th, 19th & 20th centuries, and now we need to rebuild them for the 21st century. Significant investment would be required to bring the existing units up to contemporary standards – that’s why we need to replace them rather than remodel them. The opportunity exists to double the provision by building 60 modern, purpose-built Almshouses to meet changing regulations, including a focus on sustainability, mobility access and community living”.

The History of Southwark Almshouses

The genesis of Southwark Charities’ Almshouse provision dates from 1717, when a wealthy stonemason, Edward Edwards, left his property and the rents from them to a group of trustees from his parish church to acquire land and erect almshouses for “decayed housekeepers and widows”. The site was acquired in 1752 for £350, and the first almshouses were built in 1753, and eventually grew to a total of 44 homes. By the latter half of the 19th century, the buildings were not fit for purpose, and so were demolished and rebuilt to an archetypal Victorian pattern. Following bomb damage in the Second World War and the general dilapidation of the area, the Victorian almshouses were demolished in their turn and the current Edward Edwards’ House was opened in 1973.
The accommodation is for individuals over 55 years old who are in need, hardship or distress and who have been resident in the Greater London area for the past five years. However, preference is given to residents of the London Borough of Southwark.
Today, Southwark Charities focuses on five core areas:
• Provision of accommodation for older people
• Educational grants for schools in the borough
• Relief in need for the elderly
• Administrative services for other charities in Southwark
• Grant giving – the Charity supports the elderly people of Southwark via grants and gifts totalling £325,000 per annum.

The site was originally used as tenter grounds and market gardens; tenter grounds were fields covered in long wooden frames, onto which newly manufactured cloth was hooked and stretched taut to dry after the process of fulling (the removal of oils, dirt and impurities). Mr Boyfield’s “Dye-house” is shown on maps immediately to the south of the site. Generations of Boyfields were trustees and there is a Boyfield Street nearby.

The saying ‘on tenterhooks’ comes from this process of stretching cloth under tension on the frames and leaving it out to dry. The eastern half was given to market gardens, for the cultivation of food crops for sale in and around London. Although not reflected on maps, part of the land purchased by the trustees was then known as the ‘Physick Garden’, where herbs were grown for medicinal use. Shortly after the first almshouses were built, the remaining undeveloped land was leased for use as kitchen gardens.

Image credit: Secchi Smith

Local lockdowns

Planning for local lockdowns

Members will be aware of the local lockdowns which have been enforced throughout the country recently. These lockdowns highlight how we must be prepared to deal with and manage the coronavirus in the coming months. As a result, The Almshouse Association would like to offer some guidance on how to best prepare for these lockdowns.

So far the most difficult aspect of the lockdowns has been the timing of their implementation. The Government has announced lockdowns usually the evening before they are due to take effect, which does not leave a lot of time for you to adjust how you work. It is, therefore, a good idea to have a plan of action ready to go just in case. For many, this will be a case of reverting back to how you operated during the national lockdown but you always double check local guidance to see what specific restrictions are in place.

Things to consider

  • Residents
    • Ensure they are kept up to date with developments by providing official, trusted information.
    • Plan how you can help residents with shopping and any other services.
    • Make regular contact to ensure they are coping well.
    • Create contingency plans for those who receive outside care and support by liaising with providers.
  • Buildings
    • Consider closing all communal rooms and guest facilities.
    • Limit and restrict visitors such as family and contractors.
    • Only carry out essential maintenance work and legally required safety checks.
    • Ensure that any contractors attending the site are not displaying symptoms of Covid-19 and adhere to strict social distancing and hygiene rules.
    • Regular cleaning/disinfecting should be carried out.
    • Consider placing signs, floor stickers and hand sanitisers around communal entrances/exits if you haven’t already done so.
  • Staff
    • Arrange work from home responsibilities, ensuring that staff have all equipment they require to carry out their roles as effectively as possible.
    • Contact residents by phone rather than visiting in person.
    • Considering reaching out to one of the mutual aid groups which have been set up earlier in the crisis (many of these may now be winding down operations as lockdowns ease but, building a relationship could prove beneficial in the long-term).
    • Build a reserve of PPE.

Further guidance from the Government can be found here.

If any of the guidance is not clear or you would like further support, please do not hesitate to contact The Almshouse Association.

Posted 3 August 2020

Universal Credit: Changes to Alternative Payment Arrangements

From August 20, the way that deductions are made from Universal Credit to cover the cost of the Weekly Maintenance Charge will be changing.

Under the current rules claimants of Universal Credit are, in certain circumstances, allowed to agree to have their housing costs paid directly to their landlords under the Alternative Payment Arrangement, however, the schedule for these payments (four-weekly cycle) did not match the schedule of the remaining Universal Credit payment (monthly cycle). This system has been found to create difficulties for both claimants and landlords.

The new system will bring both of this payments in line with each other so that claimants and landlord receive their payments on the same date.

  • This change will only affect landlords who make use of the online Landlord Portal to manage payments.
  • Payment information can be accessed via the portal to see information which will enable them to more effectively support beneficiaries who are experiencing difficult circumstances.
  • Those who will be affected by the change should be contacted prior to the system going live and should be provided with detailed guidance on the changes.

More information on these payments can be found here.

If any of the guidance is not clear or you would like further support, please do not hesitate to contact The Almshouse Association and we will endeavour to help.

Posted 27 July 2020