Author: Robin Roberts, CEO of Sutton Housing Association
Housing associations (or registered providers) have their roots in early philanthropy and charity, dating back to at least 1235 when an almshouse in Cirencester was established to offer shelter for the seriously ill.
The modern housing association movement was born in the late 19th century, when Victorian philanthropists set up charitable housing trusts to help homeless people and alleviate poverty. Many of today’s housing associations – such as Peabody, the Guinness Partnership and Octavia – were founded in this period.
In 1964, after the first meeting of founder members in early January, Sutton Housing Society became a registered provider on 19 February 1964. However, what makes this story a little different is that the man with this ‘vison’ was not a philanthropist, but Frank Griffiths a (humble) travelling salesman. By 1994, the group of original volunteers made up of local businesspeople had helped the organisation build 6 schemes that were all mortgage free.
Many of their early schemes are named after the early board members – Norman House, after Norman Price the first treasurer, Trickett House, after Harry Trickett their first chairman and Griffiths Close, of course, named after Frank Griffiths, the man with the ‘vision’.
Sixty+ years later, Sutton Housing Society owns and manages 509 homes, all located within the London Borough of Sutton. The organisation continues to remain focused on housing for older people and their ‘ambition’ introduced in 2022, states they are here for good, enabling happy lives. The ‘for good’ has two meanings – here to do ‘good’ and ‘here for good’, in other words, they are fiercely independent and are not merging with anyone, which has sadly become more common in the sector.
The original schemes built by the early board included Norman House and Ronald House, which have been completely transformed by the current leadership team. In 2018, Sutton Housing Society took the bold decision to submit five major airspace planning applications all on the same day – as part of phase one of a long-term development / stock improvement aspiration. This bold move (without any financial modelling or structural surveys) was undertaken for several reasons, including creating their own development pipeline, as well as making a statement of intent. They have identified further opportunities and in fact every site they own, bar one, can be extended, which will form the basis of their second phase.
Sutton Housing Society is not solely about building homes; in 2024 they were named the UKHAs best older persons landlord and in early 2025, not only did they retain their Sunday Times best places to work, they were also named the best (small) not to profit to work.
Their airspace or rooftop developments seek to use the (free) available ‘airspace’ to sweat their assets and create more affordable homes in London. However, these additions are part of a much wider approach to their assets (homes), where they incorporate future planned maintenance works and undertake these at the same time – seeking to future proof the building in one go.
Norman House, the first airspace development, increased the site density by an impressive 68% in a town centre location. Six flats were added to the roof, three to the side and above the new larger communal lounge a further six were built – in total 15 flats were built with a net gain of 13. The new lounge, which is to accommodate more residents also acts as a footprint for the new flats above. All flats have a wet room and are very contemporary / timeless. The scheme has also received new door entry, warden call, new windows, new lighting, new emergency lighting, new fire alarms, an improved fire strategy, new passenger lift, internal decorations, carpets and external works that were all undertaken in tandem with the new build. The new homes are heated through a communal ASHP (air source heat pump) and include solar PVs. The airspace flats were built as MMC category 1 solely to minimise the disruption to decanted residents (this ultimately did not work as planned as the modules took longer to build through Covid etc.). The side extensions and all their future schemes have and will be built traditionally.
The end results at both Norman House and Ronald House look like a ‘hotel’, which was the vision Sutton Housing Society wanted to create. They have an enhanced kerb appeal, they look different, they look new! The completed additions and refurbishment design led the choice of finishes, not a maintenance team who think white tiles should be installed in every bathroom! Similarly, they have omitted all ‘branding’, you will not find a Sutton Housing Society logo and / or name anywhere, which has purposely been decided. Why does social housing have to ‘shout; that it is social housing by adding large-branded signage together with ‘no ball games’ signs etc.
Ronald House is the second airspace scheme, with both schemes completed in challenging times. At Ronald House, where no resident communal lounge existed, a new one was created through imaginative internal planning, without the loss of any flats. Six flats were added in total, five on the roof together with a new accessible lift tower. The internal works were the same as Norman House, with added details that made such a difference. For example, higher ceilings were introduced into main stairwell with feature lighting, to make it feel modern, but as mentioned like a ‘hotel’. None of the finishes were more expensive, it is the attention to detail and the combination of design that makes these schemes much more than typical older people’s housing.
Despite the works taking longer, including those residents who decanted from their homes on the old top floor for longer, there was not a single complaint at either scheme.
The next scheme, Trickett House is due to start in October 2025, which will see both the front and rear blocks extended upwards. The rear block will receive two additional floors and the front block having one additional floor; the existing 49 flats will be increased to 68 upon completion.
These works are and have been funded through a combination of GLA grant funding, Sutton Housing Society’s borrowings and internal subsidy.
