Historical housing for community living

Glynis Fox takes a look at the background and charitable heritage of traditional Lincolnshire almshouses.

It doesn’t seem to matter what part of the country you visit, everywhere you will spot groups of charming little almshouses.

Clustered together like a close-knit band of friends, their quaint, historical appearance catches the eye. Many have pretty pot plants outside their doors and some are fronted by neat stretches of lawn – highlighting the fact that they are much-loved.

However, unless you have a family member who lives in one, are a Trustee actively involved in their letting, or you maybe have a family member or friend patiently waiting for one to become vacant, it is likely you know very little about this type of social housing.

Interestingly, the fascination with the almshouse model has grown significantly in recent times but, irrespective of that, The Almshouse Association believes it is vital to prioritise charitable housing on the government’s agenda.

An Almshouse Association Research Workshop – Collaboration and Co-partnership report says: ‘By presenting robust, evidence-based research, we can showcase the profound benefits of almshouses and other charitable housing models – not only in improving people’s wellbeing but also in delivering significant cost savings to society.’

Research by The Smith Institute, the Housing Learning and Improvement Network (LIN), The Bayes Institute and private funders has highlighted the profound impact of the almshouse model.

Benefits cited include the homes’ influence on residents’ longevity, their economic value to society, cost savings, and their positive effects on health and wellbeing.

The research also points out that the success of future research depends on the ongoing dedication and collaboration of the Association’s partner charities and the wider charitable housing sector.

“We are confident that the insights gained from this workshop will drive us closer to our shared goal – raising awareness, strengthening support for almshouses and charitable housing, and shaping a future of more inclusive and sustainable community living,” said the Association.

The Almshouse Association has 1,600 members, but the number could be even higher nationally – it all depends on their charitable status as to whether they are members or not.

In reality, Lincolnshire is home to scores of almshouses including those in locations such as Lincoln, Boston, on the Revesby Estate (near Horncastle), Gainsborough, Bourne, Spalding and Stamford.

At the time of writing, there were two vacancies available at St Anne’s Bedehouses in Sewell Road, Lincoln.

Before referring to that development, I have gathered some general information about almshouses, and it should be noted that each development will have its own criteria when it comes to welcoming new residents.

About almshouses
Almshouses are run by charitable trusts. They are aimed at older people, and each charity has a policy about who it will assist. These may be residents living in a particular geographical area, or it may focus on workers who have retired from a particular trade.

More than 500 almshouses in the UK are listed buildings and they cannot be bought under a ‘right to buy’ scheme. They remain a permanent part of the community in perpetuity. This means generation after generation of local people ‘in housing need’ can live in a secure place to call home.

What they get is self-contained, low-cost housing – which is suitable for mainly older people who are on a low income. Almshouse Association residents typically pay a weekly maintenance fee, similar to rent but usually less than market rates. This contribution covers the cost of accommodation for those capable of living independently.

Would-be residents need to know they are responsible for other outgoings – paying their own council tax, household insurance and internet costs. Anyone who is working may also have to pay for their TV licence.

For those not already in the know, the important distinction between almshouses and other forms of rented housing is that almshouse residents are not tenants of a landlord. Instead, they are licensees of the administering Trustees and that means they are bound by the Trustees’ rules when it comes to occupancy.

These homes are recognised as private and safe places for people to live, so people cannot visit without making an appointment.

City centre living
If you would love to join the residents living in St Anne’s Bedehouses in Lincoln, which also has a chapel on site, you will be interested to know that this secluded retirement development, within an easy walk to the Lincoln Cathedral and the bustling Bailgate area, is made up of 14 houses.

They were originally founded by the Reverend Richard Waldo Sibthorp, who was born at Canwick Hall in October 1792. Building work got underway in April 1847 and the development was formally opened in July 1848.

To be in with a chance of moving in and joining the friendly and sociable people already living there, you need to be single and aged 55 years old or more.

St Anne’s is a Church of England Foundation – but that does not mean it precludes applications from people of other denominations of the Church.

So what sort of accommodation would you live in if you were fortunate enough to live at St Anne’s in Sewell Road, in uphill Lincoln, and is there any other support that comes with your occupancy?

First of all, your home will feature a living room, single bedroom, fitted kitchen and level-entry shower room with wash hand basin and toilet. Other useful facilities include an emergency alarm call system – available via a pull call alert system throughout your home – the help of a resident warden, a communal centre with laundry facilities and a chapel.

What will you have to pay? As we went to press, the basic maintenance contribution was under £500 a month. The Bedehouses may look historical but would-be residents who are keen to be digitally connected can relax. Broadband is readily available for a small monthly payment.

We asked one of St Anne’s residents, Christeen Tiffany, what she had to say about her home, with its view of neatly manicured lawns, rose bushes and trees set in peaceful, impeccable grounds.

“I used to live in a shared house in Monks Road and, at the time, worked in the city’s Arboretum Café. A lady who used to be a relief warden here at St Anne’s told me there was a property coming free and suggested I come and look around and have an informal chat,” said Christeen.

That led to a formal interview with the Trustees. Would-be residents must have a Christian background and Christeen met this and the other necessary criteria. She briefly stayed in one property while the one she lives in today was being cleaned, ready for her to move into.

What was her initial impression of the St Anne’s development when she first stepped through the gates?

“My first thoughts were, Oh, it’s like Alice in Wonderland!” says Christeen.

On touring the beautiful grounds – which feature pristine lawned areas, floral planting, a mix of trees and plenty of colourful potted plants – looking around Christeen’s home, and checking out the impressive onsite chapel, it’s easy to see what she means.

The gated development is safe and private and no-one can visit without making an appointment.
“I’ve been here nearly 14 years now and I really love it. It’s very friendly but at the same time unobtrusive. If you have any questions you can always ask the warden,” she said.

Christeen, who has a son, John, and three grandchildren, said it is possible to have a friend to stay overnight, but on those occasions residents must tell the warden that they are on site.

“We have good facilities. There is a community room where residents can meet up on Wednesday afternoons and enjoy socialising and activities. There is also a laundry with a washing machine and dryer and we enjoy the benefit of having the use of community broadband,” added Christeen.

At the time of writing, St Anne’s Bedehouses had two vacant properties, one of which was available immediately and the other due to be renovated and improved before re-occupation.

Management, on behalf of the Trustees, is in the hands of the Clerk to the Trustees who told me that maintenance contributions are reviewed annually.

However, he said the Trustees always ensure that they do not exceed the Local Housing Allowance for similar houses which is received by those residents who are entitled to claim housing benefits: this ensures that no-one has to pay extra for the privilege of living there.

County almshouses
Once you start writing about almshouses, you suddenly realise there are little groups of them all over Lincolnshire, as elsewhere across the country of course.

Almshouses have been a feature of the landscape for about 1,000 years and many started life as medieval hospitals. They vary in style, with some much more decorative than others. Some have disappeared, but many others have been renovated and improved down the centuries and are still occupied today.

Orme Almshouses in Eastgate, Louth, were built in 1885 and are Jacobean in style. They were endowed for 10 men by the Reverend Frederick Orme, a Rutland rector. The almshouses and their Warden’s Lodge were built by local architect James Fowler.

Stamford has several almshouse developments, including Lord Burghley’s almshouses in Station Road, close to the town’s George Hotel. Founded in 1597 for 12 ‘poor old men’ and their wives, this L-shaped group (which incorporates a chapel) are still in use today.

There is a set of historic almshouses on the Revesby Estate, near Horncastle. Originally commissioned in 1728 by Joseph Banks, they were for occupation by 10 ‘distressed’ farmers (who had suffered losses) and their widows.

At that time, these homes simply had one reception room and one bedroom, which was reached by a ladder. Lacking inside plumbing, they relied on occupants using a village pump for water and a central fireplace for heating and cooking.

In 1862, the almshouses were rebuilt in the same architectural style. That work was overseen by James Banks Stanhope, a descendant of the Banks family.

By the 1980s these homes were refurbished, giving them modern facilities such as bedrooms, bathrooms and kitchens, but they still kept their historical appearance.

Today they are supported by The Almshouse Association and operated on a charitable basis, managed by the Revesby Estate. The Estate continues the long-held tradition of using them to offer affordable accommodation to older residents in need (ideally with a car) in the East Lindsey area.

For those wishing to learn more about this history, the late Lincolnshire writer Linda Crust wrote Lincolnshire Almshouses – Nine Centuries of Charitable Housing, which was published in 2002 by Heritage Lincolnshire and clearly reflects her passion for this subject. Linda also wrote children’s books and contributed feature articles to Lincolnshire Life magazine.

The Society for Lincolnshire History and Archaeology sells a range of interesting publications (new and used) and some secondhand copies of Linda’s work may still be available.

For more information visit www.almshouses.org and www.slha.org.uk

We Recommend

Heritage at its heart

Star

All about Alford

Fresh look for Sleaford

Town in the spotlight

Ladies who lunch

View all