Southwark Council is planning to develop new alms housing for older people on two sites in Rotherhithe and North Bermondsey, with a projected timeline for completion in Q3 2029-30. The council has agreed to work with United St Saviour's Charity (USTSC) to explore the feasibility of developing approximately 50 homes at social rent levels on the sites at 1 Ann Moss Way and 153-159 Abbeyfield Road.
The project aims to draw on the principles of the award-winning Appleby Blue development, which provides affordable housing and a strong sense of community for older residents. The new developments will replicate Appleby Blue's success by fostering neighbourliness through communal living, encouraging active participation in communal activities such as cooking, dining, and gardening, and promoting opportunities for residents to meet and chat via access decks and open corridors. The proposed federation of the three sites around Southwark Park will also enhance socialisation through shared facilities and events.
Councillor Helen Dennis, Cabinet Member for New Homes and Sustainable Development, highlighted the potential for these new homes to benefit the borough's older residents and free up larger council homes for families. The sites, currently occupied by vacant buildings that are past their service life and are monitored by guardians, are considered well-located due to their proximity to Southwark Park, public transport, and local amenities. These buildings are slated for demolition to make way for the new housing.
USTSC, through its subsidiary Helen Peele Memorial Alms Houses (HPMAH), would manage the new developments alongside its existing Helen Peele Cottages, creating efficiencies in management and social activities for residents. The proposed alms houses will consist of one-bedroom self-contained units with communal facilities, fostering neighbourliness and combating loneliness. These communal facilities will be located on the ground floor, alongside communal gardens. The larger site at Ann Moss Way is anticipated to incorporate communal facilities to serve the other two sites, potentially creating a federated model for management and social activities.
Eligibility for the alms housing units will be based on several criteria: occupants must be over 65 years old, have a minimum of three years' prior residency in Southwark, demonstrate financial need and eligibility for charitable support, and possess the ability to live independently, with assistance from carers if necessary.
The alms housing units are intended to be delivered at 'social rent levels'. The tenancy basis is fee-based, inclusive of rent and service charge, at levels equivalent to Social Rent. Utilities charges will be metered to each flat.
The feasibility study is anticipated to have designs developed by Q2-Q4 2026-27, with planning submissions by Q4 2026-27. Demolition and construction are targeted to start on site in Q3 2027-28, with completion anticipated in Q3 2029-30.
Funding for the developments is anticipated from planning contributions and grants. Specifically, funding is expected to come from a combination of planning contributions from a donor scheme (Section 106 'in lieu' contributions) and grant. The Registered Provider (USTSC/HPMAH) will also seek to secure external grant funding. The council will also explore options for drawing grant funding, which could increase the surplus contribution to the Housing Revenue Account. The council is receiving a capital receipt for the land disposal under a restrictive covenant for social rented development.
Report Alms House delivery Ann Moss Way Abbeyfield Rd provides further details on the project.
