Sitting in the bright, lofty lounge of Appleby Blue, a stunning new almshouse located in south-east London, I find myself captivated by the wide-eyed, curious passengers on the top deck of a double-decker bus stopped just outside. The director of Witherford Watson Mann Architects, Stephen Witherford, who designed this magnificent building, beams with excitement as he witnesses my interaction with the bus passengers. This almshouse was conceived as the antithesis of seclusion, a place where older individuals can actively engage with street life rather than retreat from it. To maximize this vision, Witherford created double-height floor-to-ceiling windows that offer panoramic views of the bustling Southwark Park Road.
However, amid the vibrant atmosphere, Appleby Blue also manages to provide a sense of shelter and tranquility. The cacophony of traffic is subdued by the double glazing at the front of the building, while cool breezes and the soothing sounds of a nearby fountain waft in through the glass-paned doors leading to the serene courtyard garden.
Appleby Blue offers a total of 57 apartments, consisting of 51 one-bedroom units and six two-bedroom units. It is the newest addition to the UK’s extensive collection of 1,700 almshouses, a traditional form of housing for individuals in need that dates back to medieval times, when religious orders cared for the destitute. The oldest operating almshouse foundation, believed to be the Hospital of St Oswald in Worcester, was established around 990. By the mid-16th century, approximately 800 such “hospitals” — in the original sense of the word, meaning places of hospitality — existed throughout the country.
One prominent example is the majestic Christes Hospital, founded in 1607 and currently managed by the charitable organization St John’s Winchester. Although the almshouse exudes a deep sense of history, Clive Cook, the CEO of St John’s, expresses the frustration of being unable to modify listed buildings to better cater to the needs of older residents, who require amenities such as level access, wet rooms, and easily operable windows.
Thankfully, forthcoming guidance from Historic England may serve as a catalyst for change, promoting greater flexibility in historic almshouses to enhance accessibility and achieve decarbonisation goals. Meanwhile, some almshouse charities offer a blend of historic properties and modern buildings that are better adapted to meet the needs of older individuals. They may even provide on-site care services, allowing residents to transition from traditional almshouses to more contemporary accommodations as their needs evolve.
The criteria for becoming an almshouse resident differ among charities but generally mandate retirement age, local connections, and limited financial means. The essence of almshouse living lies in fostering a cohesive community, and many residents participate in various groups and initiatives, such as the Good Neighbour’s Network, where individuals help one another with tasks like shopping and medical appointments.
A recent study conducted by Bayes Business School demonstrates the positive impact of almshouse living on residents’ longevity. The comprehensive study analyzed data from 15 almshouses and found that all of them increased life expectancy, with the most successful ones providing residents nearly 2.5 additional years compared to individuals from the same socio-economic class in the wider population of England and Wales.
Professor Ben Rickayzen, one of the researchers involved in the study, highlights two core components of this longevity boost. For individuals from the lowest socio-economic group, residing in an almshouse helps bridge the life expectancy gap, adding roughly 1.7 years for a 73-year-old. Additionally, almshouse living provides an extra 0.7 years, pushing residents’ life expectancy even higher.
Among the almshouses included in the study is the Charterhouse, located in the heart of London. To gain a firsthand perspective on the experience, I was invited to join the residents for lunch. Lunch, consisting of sausages and mash, is the only formal meal of the day, although breakfast and dinner are also provided in the Charterhouse’s remarkable 16th-century great hall. Termed “brothers,” both male and female residents are encouraged to dine together as often as possible, fostering a sense of camaraderie and support. On their first day at the Charterhouse, each brother is assigned a specific chair, ensuring continuity throughout their stay. While this arrangement may appear strict, it allows residents to form close-knit groups and easily look after one another. Missing breakfast, for example, would quickly raise concerns among fellow diners.
Peter Aiers, the master of the almshouse, believes that communal meals establish a predictable rhythm of daily life that greatly benefits residents. They can choose to spend time alone when they desire solitude, but they always have the option of seeking company at designated times. Aiers comments, “It’s always on tap; people don’t feel isolated.”
After lunch, three residents — Laurie, Susan, and Raymond — guide me on a tour of the Charterhouse, showcasing its historic buildings, including the Great Chamber where Elizabeth I once held court, the tapestry room, the library, the chapel, the cloisters, and the gardens. With their exquisite wood paneling, gilt-framed paintings, and rich heritage, the Charterhouse has become a popular filming location and wedding venue, contributing to the funding of the charity’s endeavors.
In 2017, as part of their efforts to diversify their income streams, the Charterhouse opened a museum. Laurie enjoys leading tours and jokingly remarks, “I never thought I’d live somewhere with a gift shop.” Undoubtedly, the residents take immense pride in their extraordinary home. Raymond, brimming with historical knowledge during our tour, expresses his delight in “showing off where we live.” However, Laurie acknowledges the stigma attached to living in an almshouse, stating, “It’s a bit of a taboo, isn’t it? When you tell people, it’s almost like saying you’re going to live in the workhouse or something. They imagine you’re in really grim circumstances.”
Aiers is conscious of this tension and stresses the importance of reconciling oneself to the fact that living in an almshouse is both a privilege and a testament to one’s status as a beneficiary of a charity. While residing in an almshouse is not cost-free, all residents contribute a monthly maintenance fee, with the charity covering the shortfall. Throughout history, benefactors including royalty, clergy, merchants, and liverymen have ensured the sustained existence of almshouses. To mobilize additional support, Nick Phillips, the CEO of the Almshouse Association, has established Friends of the Almshouse Association, inviting individuals who are passionate about these charitable institutions —whether or not they reside in an almshouse — to donate £100 annually. In return, they gain access to almshouses for visits, events, and receive regular newsletters.
Phillips urges more businesses to establish almshouse charities as a means of giving back to the community. He laments the absence of new almshouse charities since the 1980s and suggests that, following World War II, philanthropists began to view the state as the sole provider of housing for those in need. Unfortunately, almshouses seldom benefit from Section 106 planning gains, which require developers to invest in the local area as a condition for certain projects. Typically, these investments include the provision of affordable housing and tend to favor housing associations. Consequently, the Almshouse Association is striving to amend the Levelling Up and Regeneration Bill to ensure that almshouse charities are included as clear options for utilizing planning gains.
Appleby Blue stands as an extraordinary exception, having secured funding from a Section 106 agreement associated with a high-end development on London’s South Bank. Among the first residents to move into this exceptional establishment, Rob and Sheree cannot contain their excitement. Rob expresses his sheer delight, exclaiming, “It’s absolutely tremendous; it’s just so vibrant,” while Sheree compares the experience to being in a luxurious hotel or enjoying a holiday. The building features solid oak doors, bay windows that immerse each room in natural light, and advanced assistive technology in every apartment.…
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