Social housing has come a long way from its origins. The
first medieval organisations were religious charities,
usually set up by rich and powerful men, often as part of a
church or monastery. And individuals throughout the ages
have provided homes for local people on their estates.
But the social housing sector in its modern form
began to develop in the 19th century, during the
explosive growth of British cities during the Industrial
Revolution. The housing conditions and health of the
labouring classes became a major issue of concern to
public-spirited citizens and many of today’s best-known
charitable trusts were founded.
In 1830 the Society for the Improvement of the
Labouring Classes was founded and housing was provided
through the pioneering initiative known as ‘5 per cent
philanthropy’ where people lending money to provide
housing received a modest but assured return on their
capital. This set a model for future schemes including those
of Octavia Hill (see below).
In 1862 American George Peabody endowed £150,000
to set up the Peabody Donation Fund, the precursor of the
current Peabody Trust. In 1868 public policy began to catch
up with this developing movement, with the introduction
of the Labouring Classes Dwellings Act which allowed
public works commissioners to make loans for housing
and gave councils slum clearance powers, and further
legislation put controls on slum landlords. And another
current social housing giant was founded near the end of
the century, when in 1890 Guinness Trust was set up.
It’s a rich history that’s reflected in some treasured
buildings.
New social housing
is going up apace but
some tenants live in
homes with stories that
stretch back centuries.
Kate Allen takes a
history lesson
CHRIS SHARP
Sarsden Buildings
Hidden
treasures
42 Inside Housing 17 June 2005
Sarsden resident Linda Alioui
The Sarsden Buildings stand in the heart of modern
Marylebone in central London, on a bustling street
better known for designer shops and luxurious
restaurants than social housing. The buildings’ history
dates back to the birth of the modern social housing
sector. The block was acquired by noted social reformer
Octavia Hill in 1864, as part of her efforts to convert
some of London’s most notorious slums into healthy and
affordable homes. She persuaded a friend, Lady Ducie,
to buy the high-rise block from its previous landlord, who
had packed tenants in with little light or ventilation and
in appalling sanitary conditions.
Ms Hill employed an all-female staff to collect rents
and supervise tenants. She was strict about prompt rent
payment and strongly against a culture of dependency,
but she developed then-radical ideas about housing,
health and work. Although she set up similar schemes at
two other properties at around the same time, they have
since fallen out of social ownership. The Sarsden Buildings
remain in social control, run by Octavia Housing & Care,
which developed out of Ms Hill’s work. It runs 3,500
properties across London.
Octavia chief executive Graham Hindes says the
buildings’ history is a fascinating link to the early days of
many public policy issues which are still being debated
today. ‘Octavia Hill talked about a lot of things which
form public policy today – the importance of green space
around a building, the importance of work – and one of her
workers developed the idea of occupational therapy,’ he
says. ‘I’m hugely proud that this is one of the birthplaces of
the modern social housing sector.’ Octavia has just spent
£1.5 million on refurbishing the buildings. It was a tough
challenge, says Mr Hindes. ‘It was very difficult, there’s
no room on the street for skips so all the rubble had to be
carried out by hand. There are also commercial premises
at the front of the building we had to work around. It was a
very complicated development project.’
Despite the Sarsden Buildings’ slum origins, the current
residents are very happy with their flats – especially since
the refurbishment, which has modernised the interiors
while retaining the historic exterior and balconies. Chris
Harrington has lived there for 22 years. ‘The flats have
changed enormously since I first moved here,’ she says.
‘All the flats are slightly different, some have more period
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17 June 2005 Inside Housing 43
I’d love to put more stairlifts in but the
building wouldn’t take it, so only one
staircase has a stairlift
features than others. I really enjoy the history of the place.
It’s a mixed group of people here, children and retired
people, there’s a sense of community.’
And the location – in one of the capital’s most expensive
districts – is a definite plus, Ms Harrington believes. ‘It’s
a great area to live in,’ she says. ‘I suppose most of the
people who shop around here wouldn’t realise we live here
– I obviously couldn’t afford to live around here any other
way. It gives a nice social mix to the area.’
BRIAN ALDRICH
New College of Cobham
The New College of Cobham has been a charitable
almshouse trust since 1596, but the buildings are much
older. They were built in 1370 as a chantry college for priests
from the neighbouring church of St Mary Magdalene.
Both buildings were erected by the lord chancellor
of Richard III, John de Cobham. After the priests were
forced out of the college during the Reformation – and
the kitchen, granary, refectory and stables became
ruined and were pillaged for stone and tiles – Cobham’s
descendent Sir William Brooke re-endowed the remaining
college buildings as a foundation for the relief of the poor,
providing 20 homes for local people from the 12 parishes in
which Sir William held land.
This residency condition still holds true today, although
the original prescription that all residents must belong to
the Church of England has been relaxed to allow a couple
of Catholic parishioners to move in.
Until the 1930s the houses were occupied by families
but since then they have been made available for elderly
people only.
The college was substantially refurbished in 1978
using Housing Corporation funding, after environmental
inspectors threatened to close it for good. At the time each
house’s water supply was a single downstairs cold tap and
residents cooked on Victorian ranges.
After extensive consultation with an archaeologist and
the planning authority – the buildings are grade one listed
– the interiors of the houses were gutted and converted
into 13 comfortable modern flats. And in 1993 the college
expanded, constructing a new block of 16 flats, once again
using Housing Corporation money.
College clerk Eric Gander says that being a registered
social landlord has meant a huge increase in paperwork
but it has been worth it. ‘There are some problems with
being so old and being an RSL,’ he says. ‘I’d love to put
more stairlifts in but the building wouldn’t take it, so
only one staircase has a stairlift. But by and large we’ve
managed to get around most of the problems that have
come up without too many difficulties.’
One area the college had problems with was the
corporation’s diversity policy, as its admissions criteria are
specifically Christian. ‘We had to opt out of some of the
equality regulations, but that’s the only way we’ve had to
deviate from the rules so far,’Mr Gander says.
The only regular income the college has is its rent, which
varies from £58 a week in the old buildings to £82 a week
in the new block. This includes all costs except council tax
and ensures that residents don’t have to scrimp on heating
and lighting in the winter months.
Most people come to the college when they’re in their
70s, Mr Gander says, and the six trustees have to be quite
selective about who to take in.
‘There’s no point moving in here two years before you
need to go into a care home,’ he says. ‘It’s better to have
44 Inside Housing 17 June 2005
Historic living: Mr & Mrs Jeeves outside their flat at the New College of Cobham
people who will be here for about 10 years and really make a
life here. Occasionally we do have to say to people’s
relatives that they would be better off in a care home, but
it’s surprising how many people manage to sustain their
lives and keep things going to the end.’
St Cross Hospital
The weary traveller can still slake his hunger and thirst
with beer and bread at St Cross Hospital in Winchester.
The ancient tradition, known as the ‘wayfarer’s dole’, has
been provided at the almshouses for centuries, although
these days it’s more a tourist attraction than a necessity.
St Cross was founded in 1132, when legend has it
that Bishop Henri de Blois, a grandson of William the
Conqueror, was walking along the water meadows in
Winchester when he met a young lady resembling the
Virgin Mary, who begged him to help her starving family.
At the time Britain was in the middle of a civil war and
famine was rife. De Blois set up an institution to support
13 poor men, all so frail that they were unable to work,
and to feed 100 other people each day. The 13 men
became known as the Brothers of St Cross even though
then, as now, they were not monks, as St Cross is a secular
foundation. De Blois endowed St Cross with land, mills
and farms to support it, and a church which still holds
regular services today.
In the 15th century the foundation was extended when
Henry Beaufort, half-brother of Henry IV, added to the
buildings and instituted the Order of Noble Poverty – an
additional eight brothers who were once rich but who
had fallen on hard times.
Today there are 25 Brothers of St Cross, comprising
eight of the Order of Noble Poverty and 16 of the original
Hospital Foundation. They are all retired men, and live
independent lives in 15th century apartments that have
been modernised to ensure they are still habitable.