Case Study on Southwark Charities: Planning the Future
Through this Case Study we explore how Southwark Charities is planning new almshouses for future generations. Southwark Charities has a distinguished history dating back over 400 years, demonstrating a longstanding commitment to supporting the community through the provision of almshouses and charitable gifts.
The case study is based on the approaches, processes and challenges faced by Southwark Charities during the ongoing planned redevelopment of its two almshouse sites and highlights the benefits of collaborative working. It includes issues related to our research themes on Long-term planning, Communication, and Building community outside the organisation. The redevelopment work Southwark Charities is undertaking across its two sites is a useful illustration in bringing these themes together. Whilst we know that there are very few almshouse charities that have access to prime real estate in London, the vision and some of the working practices could help inform future directions and ambitions of other charities, whatever the size and location of the almshouses. We thought this was an important and interesting case study as it firmly places almshouses in the future provision of affordable housing.
Background
The history of Southwark Charities dates back to 1603 with a legacy from John Wrench, a tenant farmer. Southwark Charities has continuously evolved over the past four centuries, and today consists of five merged charities with different founders and charitable schemes, including the provision of almshouses on two sites in the London Borough of Southwark. We refer to Southwark Charities as a single charity here, as it is run as a single entity with one board of trustees.
One of the five charities that constitutes Southwark Charities was established in Blackfriars, South London, following a deed of gift from Edward Edwards, a stone mason, in 1717. This laid the foundation for the provision of homes for ‘poor decayed housekeepers and widows’. The deed of gift enabled the acquisition of land in 1752, which led to the construction of the first almshouses the following year. Subsequent expansion of the charity through acquisition of property also included the construction of new housing, and by 1820, there were 44 almshouse residents. Expansion continued throughout subsequent decades, with the original almshouses being demolished in 1891. The year prior, in 1890, the charity was formally named as Edward Edwards’ Charity. The 40 dwellings built in the years following 1891 served the community until 1973, when redevelopment once again took place and Edward Edwards’ House was built on the Blackfriars site, this time consisting of 38 dwellings, comprised of a bedsitting room, a kitchen and a bathroom. In 2005, the charity undertook another significant renovation project when those were converted into distinct one-bedroom flats by forming two flats out of three bedsits, reducing the overall number of units from 38 to 20. Throughout this time, the charity’s focus continuously remained on providing affordable housing, ensuring the legacy of the original ambition, whilst updating the dwellings to meet contemporary standards and expectations.
Another charity providing almshouses in Southwark, which forms part of Southwark Charities, is St Mary Newington United Charities which was established in 1904 by combining a number of charities, some dating from 1642. The almshouses were originally located in Clock Passage and dated to 1894. They were compulsorily purchased by the Greater London Council and Southwark Council and an alternative site was offered in Surrey Square, just south of East Street in Walworth (see figure 2 below). St Mary Newington United Charities currently consists of 41 flats which were opened in 1969.
Approach and processes
The most recent iteration of the charity’s ambitions for developing its existing housing stock and realising significant land value began in 2008 with an initial proposal to dispose of a portion of the land owned by the charity in Blackfriars to generate a one-off financial benefit. This strategy soon transformed into a plan to develop the land to maximise benefit to the community (in terms of charitable housing provision) and to the charity (in terms of future income generation): a strategy welcomed by the local authority.
The new clerk to the trustees of the charity, appointed in 2012, faced numerous challenges associated with the development plan, which over the next eight years was reformulated to include an income stream through new commercial office space which would fund the new almshouse. By February 2020, having changed direction and working with a new team of architects, the plans for a new almshouse building alongside an office development were at an advanced stage. The pre-application process for planning permission began in March 2020, during the COVID-19 pandemic, which meant that all planning meetings with the local authority were carried out online. The pre-application process with planners progressed reasonably smoothly as they were supportive of additional affordable housing being constructed in the borough.
By September 2021, planning permission was granted, marking a major milestone in the £40 million project and underscoring the adaptability and resilience of the charity in committing to long term planning, and to the charity’s mission of providing high quality and truly affordable housing for the older residents of Southwark in social or financial need. Finding a developer for the project, however, proved to be a lengthy process with its own set of challenges. Another significant challenge was managing the expectations of the residents of Edward Edwards’ House, who would need to move to enable demolition and redevelopment of the site, which was at that time still their home.
Figure 1: The courtyard garden at Edward Edwards’ House, Summer 2022 (Source: author)
Another significant part of the approach was developing collaborations. Key amongst these were relationships with the local authority planners, who were supportive of the development and the provision of more almshouses in the borough, and with a neighbouring almshouse charity in Southwark: United St Saviour’s Charity. United St Saviour’s Charity has received significant recognition for its recently opened almshouse Appleby Blue in Bermondsey. This new development had a timeline a few years ahead of Southwark Charities’ plan for Edward Edward’s House on its Blackfriars site. This was an important factor for Southwark Charities as it meant there were new almshouses being developed within Southwark to which it could potentially move its residents, enabling Edward Edwards’ House to be decanted. This allowed Southwark Charities to plan the start of development at the Edward Edwards’ site. In a series of planned moves, nearly all the Edward Edwards’ House residents were housed in Appleby Blue, with one resident moving to another nearby almshouse.
The map below (see figure 2) shows the proximity of Edward Edwards’ House and St Mary Newington Close (both Southwark Charities’ almshouses), to the recently completed Appleby Blue almshouse development by United St Saviour’s Charity.
Figure 2: Map showing location of the three almshouse sites in Southwark, the green arrows indicate the direction of movement, with some residents returning to Edward Edwards, the black arrows indicate movement of residents from St Mary Newington Close (Source: author)
Challenges
One major challenge for this project was managing expectations of the residents. Southwark Charities recognised that its residents were initially apprehensive about the move, and the plans to develop the Blackfriars site. Several residents were worried about the impact the move would have on daily life and how they would cope with the move. As part of their support for residents, the charity organised all the logistics when the move finally happened.
Throughout the design, development and planning process, the residents of Edward Edwards’ House were consulted formally, through meetings where they had opportunities to comment on the proposed flats, layouts and overall design, and through informal consultation through daily contact with the charity’s staff, who played a key role in supporting and reassuring the residents about the move. The residents received notices about the move and participated in consultation workshops, and even tea parties with United St Saviour’s staff, although there remained a degree of anxiety about the move, and when and how it was to take place. Knowing that there was the option of moving back to the newly built almshouses in Blackfriars when they are completed (planned date of completion is 2027 at time of writing) helped to reassure residents that the move was not necessarily a permanent one. This experience was of course different for different residents and some residents remained apprehensive. However, upon seeing their new flats at Appleby Blue, many experienced an emotional shift, appreciating the new space which was significantly different to their existing homes at Edward Edwards’ House.
It is never easy moving, and both Southwark Charities and United St Saviour’s Charity did their utmost to support the move for the residents. United St Saviour’s Charity made them welcome in their new homes, and Southwark Charities supported the move both physically (employing a removal company to undertake all the packing, removal and unpacking) and financially by absorbing the cost of the move with a degree of ongoing financial support. Upon reflection, the anticipation of the move drove the anxiety for some of the residents, rather than the move itself.
I think Southwark Charities, they were brilliant. They laid on all the removal people. They came in and did everything. I must admit I thought it was dead easy
(Resident comment from ARC for the Future interviews)
Overall, the negotiated transition period leading up to the move took place over approximately four years, with a lot of staff time involved in reassuring and supporting the residents. The charity’s engagement with residents has been consistent, as some residents may only temporarily relocate to Appleby Blue.
Vision
Some of the residents currently plan to move back to the new project in Blackfriars, which has a planned completion date of 2027. As the number of flats at that site is increasing from 20 to 64, there will be additional capacity to accommodate residents from St Mary Newington Close, Walworth, which is the next site that Southwark Charites plans to develop. The development cycle continues as residents from Walworth prepare to move into the new Edward Edwards almshouses in Blackfriars, in approximately three years’ time, freeing up their Walworth site for redevelopment.
Figure 3: Artist’s impression of the new buildings on the Southwark Charities’ site in Blackfriars. The tall red building on the left of the picture is the commercial office development, which provides the funding for the new almshouse, which is the adjacent smaller yellow building on the right (Source: ©Southwark Charities, used with kind permission)
The Walworth project is another development which will offer increased provision, with at least double the number of flats on the site, providing for the community and underpinning the charity’s financial future. The project consists of demolishing the existing 40 flats built in 1969 and replacing them with a three-sided courtyard model, ranging in height from four to five floors, with external corridor access to individual front doors. This development is part of a broader trend among London-based charities to redevelop land they own [1].
Development of any site can take a long time. When there are complex issues and challenges such as demolition of existing homes or complicated planning permissions around listed buildings, this timeframe can extend over decades. The strategy for developing new almshouses can be straightforward yet the process requires painstaking work. Even a modest almshouse development can take upwards of 10 years due to the complexity of securing funding, aligning ambitions and gaining planning approval [1]. Through diligent investment and expansion by the trustees, Southwark Charities has been developing continuously: from its inception in 1717 and the first housing it built for 44 women in 1820 – a development programme of 100 years – and still continuing today 200 years later!
Resilience
The long-term vision required for such projects, illustrated here, is an essential factor contributing to the ongoing resilience of almshouse charities. The process, though lengthy, illustrates the ongoing commitment to providing quality housing through charitable organisations. The trustees’ vision, whether holding on to the original deeds or adapting them, ensures that almshouses remain relevant and beneficial for present and future generations. Support from local authorities is crucial.
In conclusion, Southwark Charities’ approach to planning new almshouses reflects a deep commitment to its mission and a strategic vision for economic and social resilience. Its history of adaptation and collaboration serves as a valuable case study for other almshouse charities, illustrating the potential for innovative and impactful housing solutions. The upcoming developments at Blackfriars and Walworth are testament to this enduring legacy, promising to enhance the lives of future residents of Southwark, while maintaining the charitable spirit that has defined Southwark Charities for over four centuries. The key messages from this case study are:
- A long-term strategy is needed
- Engagement and communication with residents on plans is key
- Collaborations can be very important.
References
- J. Pannell and A. Pooley (2020). Resilience and Community: models of housing for an ageing population. Royal Institution of Chartered Surveyors Research Trust.
