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2024-12-31-accounts

Trustees’ Annual Report for the period

From 01/01/2024 to 31/12/2024

Charity name: Hospital of St John the Baptist CIO

Charity registration number: 1200364

Objectives and Activities

SORP reference
Summary of the purposes of
the Charity as set out in its
governing document		 Para 1.17 The Charity provides almshouses to poor
persons who are not less than 60 years of
age and who at the time of appointment are
resident in the area of benefit comprising
the ancient parishes of Westham and
Pevensey and the Ancient Liberty of
Pevensey in the parish of Hailsham..
Summary of the main
activities in relation to those
purposes for the public
benefit, in particular, the
activities, projects or
services identified in the
accounts.		 Para 1.17 and
1.19		 The Charity’s main activity is the provision
and management of its eight almshouses.
Statement confirming
whether the trustees have
had regard to the guidance
issued by the Charity
Commission on public
benefit		 Para 1.18 The trustees of Hospital of St. John the
Baptist CIO confirm that they have had
regard to the guidance issued by the
Charity Commission on public benefit when
reviewing the Charity’s aims and objectives
and in planning future activities. This
adherence ensures that all activities are
conducted in line with the public benefit
requirements as set out by the Charity
Commission.

Additional information (optional) You may choose to include further statements where relevant about:

SORP reference
Policy on grant making Para 1.38 The Charity has a policy enabling it to
make grants to residents. No grants were
awarded in the year in question
Policy on social investment
including program related
investment		 Para 1.38
Contribution made by
volunteers		 Para 1.38 The Charity does not engage volunteers
and is reliant on its trustees to conduct the
work of the Charity.
Other

Achievements and Performance

SORP reference
Summary of the main
achievements of the Charity,
identifying the difference the
Charity’s work has made to
the circumstances of its
beneficiaries and any wider
benefits to society as a
whole.		 Para 1.20 The Charity’s main activity is the provision
and management of its eight almshouses.
In 2024, three of the Almshouse residents
died. When a resident dies, the Charity
has traditionally redecorated and done
essential repair work before advertising for
new residents. On proper inspection of two
of the houses, it became apparent that
major refurbishment work was required,
including full rewiring and replumbing, and
in line with current policy, new kitchens and
wet rooms were installed to make the
houses safe and easy to use for
increasingly ageing residents. The third
house had had a new kitchen installed, but
in its refurbishment, a wet room was
installed and access improved.
Work was also undertaken to the rear of
four of the houses to improve drainage and
rebuild patios, as some had been built in
such a way as to block airbricks and collect
water to the back of the houses, creating
the conditions for damp in the houses. By
undertaking this work, it has improved
access to the properties.
In addition, the works highlighted by the
Quinquennial Report produced in October
2023 were completed last year. The
Trustees can feel confident all the
properties are in sound condition.
All this work has meant the Charity has had
to use up most of its reserves, including
borrowing from its endowment fund. This
was not a decision taken lightly, and the
Treasurer built a 5 year cash flow forecast,
showing that, with the increased weekly
maintenance charges it can raise, it will be
able to repay the loan from the Endowment
Fund over 12 years and rebuild its other
reserves.

Two of the refurbishments were completed in January 2025, the last one completed in June 2025, the delay being caused by the need to obtain Charity Commission consent to borrow from the Endowment Fund. Four new residents (one couple and two individuals) were appointed during the course of the Autumn 2024, and all moved into their new almshouses during the course of 2025. Notwithstanding all the other activity, the Charity has been attentive to the needs of its residents, the Trustees personally conducting at least annual checks on the state of the Almshouses in addition to ensuring the necessary statutory checks are completed – annual gas safety checks in 2024. These activities lead to the Charity providing safe accommodation to its beneficiaries (residents) in which they can live in most cases for the rest of their lives.

Additional information (optional) You may choose to include further statements where relevant about:

Achievements against
objectives set		 Para 1.41 The objective last year after three of the
residents died was to refurbish the empty
houses to a high standard to provide a safe
environment for elderly people to live and
to carry out the works set out in the
Quinquennial Report. This was completed
in 2025.
In addition, the Trustees were looking to
find new beneficiaries to occupy the
Almshouses and who would appreciate the
new homes provided. This recruitment
process was successfully completed by
November 2024
The Trustees wish to ensure all existing
beneficiaries are able to live safely in their
existing Almshouses, and the trustees are
responsive to the residents’ needs.
Performance of fundraising
activities against objectives
set		 Para 1.41 The Charity does not fundraise externally.
Investment performance
against objectives		 Para 1.41 The Charity has had to draw down on its
reserves to fund the extensive work it has
carried out in 2024.
Other The Charity is dependent on the voluntary
services provided by the Trustees, and
there has been an increased workload in
2024.

Financial Review

Review of the Charity’s
financial position at the end
of the period		 Para 1.21 Expenditure on the refurbishment projects
has again exceeded the income from the
Weekly Maintenance Charges collected.
These were reviewed and increases
implemented in April. The Weekly
Maintenance Charges for the newly
refurbished properties have been set at a
higher, more realistic rate. As the majority
of the residents receive housing benefit,
these increases are mostly covered by an
increase in the housing benefit received by
the residents.
The Trustees have used the reserves built
up to completely refurbish three of the
properties, improve drainage and access to
other properties and complete the works
required by the Quinquennial Survey.
The Trustees have developed a five-year
cashflow and financial plan prior to seeking
consent from the Charity Commission to
borrow from Endowment Funds. With the
increased Weekly Maintenance Charges
and anticipated savings in maintenance,
the Trustees were able to satisfy
themselves that the Charity will be able to
rebuild its reserves over time. The
Trustees consider all spending projects
carefully to ensure they represent value for
money and increase the value of the
estate.
Statement explaining the
policy for holding reserves
stating why they are held		 Para 1.22 Non-cash reserves are invested in M&G
Charity Multi Asset funds. The balance
between cash and investments is reviewed
annually.
Amount of reserves held Para 1.22 As at 31stDecember 2024, £85,128 in M&G
main fund, £2,543 in M&G Ex-repair fund,
£2,542 in M&G Recoup fund. £51,485 in
Natwest bank account. 8 Almshouses held
in the charities name.
Reasons for holding zero
reserves		 Para 1.22 N/a.
Details of fund materially in
deficit		 Para 1.24 There are no funds in deficit.
Explanation of any
uncertainties about the
Charity continuing as a
going concern		 Para 1.23 No uncertainties.

Additional information (optional)

You may choose to include further statements where relevant about:

The Charity’s principal
sources of funds (including
any fundraising)		 Para 1.47 The Charity does not undertake external
fundraising, but relies on income and
capital returns from its investments and a
weekly maintenance contribution from its
residents.
The Charity has invested a large amount of
money in refurbishing three of its
Almshouses and additional drainage and
other works, all seen as enhancing the
value of the properties and making them
more suitable for the residents of the
Almshouses as they get older.
Investment policy and
objectives including any
social investment policy
adopted		 Para 1.46
A description of the principal
risks facing the Charity		 Para 1.46 The biggest risk perceived to the Charity is
if major and expensive repair work was
needed urgently as reserves are currently
low. Looking forward, this will be mitigated
by strong income from weekly maintenance
charges.
Other

Structure, Governance and Management

Description of Charity’s
trusts:
Type of governing document
(trust deed, royal charter)
Para 1.25		 Constitution of a Charitable Incorporated
Organisation
How is the Charity
constituted?
(e.g. unincorporated
association, CIO)		 Para 1.25 Charitable Incorporated Organisation
Trustee selection methods
including details of any
constitutional provisions e.g.
election to post or name of
any person or body entitled
to appoint one or more
trustees		 Para 1.25 Up to ten trustees
Three ex-officio trustees, being the vicars
of the ecclesiastical parishes of St Mary,
Westham, of St Nicholas, Pevensey and of
St. Luke, Stone Cross with North Langney.
Four trustees nominated by the parish
councils of Westham (2) and Pevensey (2)
Three appointed trustees, but if there is a
vacancy by the non-appointment of an ex-
officio or nominated trustee for a period of
three months or more, then that vacancy
can be filled by an appointed trustee.
Additional information (optional)
You may choose to include further statements		 Additional information (optional)
You may choose to include further statements		 where relevant about:
Policies and procedures
adopted for the induction
and training of trustees		 Para 1.51 The Charity consists of a board of
Trustees, who generally meet 6 times a
year. Safety of residents, repair and
maintenance issues and review of the
finances of the Charity are standing items
discussed at each meeting of the Trustees.
The Charity’s organisational
structure and any wider
network with which the
Charity works		 Para 1.51 The board of Trustees is currently
comprised of a Chairman, a Treasurer and
5 trustees.
Relationship with any
related parties		 Para 1.51
Other

Reference and Administrative details

Charity name Hospital of St. John the Baptist CIO
Other name the Charity uses Hospital of St. John the Baptist
Registered Charity number 1200364
Charity’s principal address The Dog House
Hankham Street
Pevensey
BN24 5AY

Names of the Charity trustees who manage the Charity

1
2
3
4
5
6
7
8
9
1
0		 Trustee name Office (if any) Dates acted if not for
whole year		 Name of person (or
body) entitled to
appoint trustee (ifany)
John Quibell Chairman Appointed
Andrew Pond Treasurer Appointed
Rev David Gillard Ex Officio
Victoria Murray-Brewster Appointed
Rev. Andrew Guy Partridge Appointed 9th
November 2023		 Appointed
Roy Jeive Appointed 8th
August 2024		 Nominated by
Pevensey Parish
Council
Kieron Quinn Appointed 8th
August 2024		 Nominated by
Pevensey Parish
Council

– Corporate trustees names of the directors at the date the report was approved Director name

Name of trustees holding title to property belonging to the Charity

Trustee name Dates acted if not for whole year

Funds held as custodian trustees on behalf of others

Description of the assets held in this capacity Name and objects of the Charity on whose behalf the assets are held and how this falls within the custodian Charity’s objects Details of arrangements for safe custody and segregation of such assets from the Charity’s own assets

Additional information (optional)

Names and addresses of advisers (Optional information)

Names and addresses of advisers (Optional information) Names and addresses of advisers (Optional information) Names and addresses of advisers (Optional information)
Type of
adviser
Name
Address
Solicitors
(Charity
law)		 H3 Solicitors 1 Oak Place, Rosier Business Park, Coneyhurst Road,
Billingshurst, RH14 9DE
Name of chief executive or names of senior staff members (Optional information)

Exemptions from disclosure

Reason for non-disclosure of key personnel details

Other optional information

Declarations

The trustees declare that they have approved the trustees’ report above.

Signed on behalf of the Charity’s trustees

Signature(s)
Full name(s)
Position (eg Secretary,
Chair, etc)
Date
John Boyd Quibell

Chairman
30/10/2025
30/10/2025
Charity Name
Hospital of St. John the Baptist Trust CIO		 Charity Name
Hospital of St. John the Baptist Trust CIO		 Charity Name
Hospital of St. John the Baptist Trust CIO		 No (if any)
1200364		 No (if any)
1200364		 No (if any)
1200364		 CC16a
For the period
from		 Period start date
01-Jan-24		 To Period end date
31-Dec-24
Section A Receipts and payments
A1 Receipts Unrestricted
funds
to the nearest £
31,465
1,569
8,750
-
-
-

41,784
170,224
170,224
212,008
15,508
1,454
1,282
1,903
-
-
1,766
-
21,913
1,158
188,904
190,062
211,975
33
4,901
46,551
51,485		 Restricted
funds
to the nearest £
-
1,145
-
-
-
-
-
1,145
-
-
-
1,145
-
-
-
-
-
-
-
-
-
-
1,145
-
1,145
1,145
-
-
-
-		 Endowment
funds
to the nearest £
-
4,901
-
-
-
-
-
4,901
-
-
-
4,901
-
-
-
-
-
-
-
-
-
-
-
-
-
-
4,901
- 4,901
-
-		 Total funds
to the nearest £
31,465
7,615
-
-
8,750
-
-
-
47,830
-
170,224
170,224
218,054
15,508
1,454
1,282
1,903
-
-
1,766
-
-
21,913
2,303
188,904
191,207
213,120
4,934		 Last year
to the nearest £
Weekly maintenance charges 31,465 32,828
Investment income 1,569 10,047
-
Other -
Land rental 8,750 -
Transfer from Hospital of St John the
Baptist(Charity 213573)		 - 77,140
- -
- -
~~Sub total~~~~(Gross income for~~
AR)
41,784		 120,015
A2 Asset and investment sales,
(see table).
M&G funds 170,224 -
Sub total 170,224 -
Total receipts
A3 Payments
120,015

Repairs and Renewals		 15,508 32,268
Health & Safety (incl. Lifeline) 1,454 2,728
Insurance 1,282 1,258
Administration 1,903 1,696
Quiquennial Inspections - 3,360
Legal fees re C.I.O. - 1,017
Empty property costs 1,766 -
-
- -
**Sub total ** 21,913 42,327
A4 Asset and investment
purchases, (see table)

Investment into other monetary assets		 1,158 5,278
Almshouse refurbishment 188,904 25,859
**Sub total ** 190,062 31,137
Total payments
Net of receipts/(payments)
A5 Transfers between funds
A6 Cash funds last year end
Cash funds this year end
73,464
33 - 4,901 4,934 46,551
4,901 - - 4,901 - -
46,551 - - 46,551 -
51,485 - - 51,485 46,551

CCXX R1 accounts (SS)

30/10/2025

1

Section B Statement of assets and liabilities at the end of the period

Categories
Signed by one or two trustees on
behalf of all the
trustees
B5 Liabilities
B3 Investment assets
B2 Other monetary assets
B4 Assets retained for the
charity’s own use
B1 Cash funds		 Details
Agricultural land
Details
Total cash funds
(agree balances with receipts and payments
account(s))
National Savings
M&G Main Fund
NatWest bank
M&G ex-Repair Fund
Details
M&G Recoup Fund
Total
Details
7 almshouses at valuation
1 almshouse at cost
3 almshouses refurbishment at cost
Details
Signature		 Unrestricted
funds
Restricted
funds
to nearest £
to nearest £
51,485
-
-
-
-
51,485
-
OK
OK
Unrestricted
funds
Restricted
funds
to nearest £
to nearest £
-
-
-
-
-
2,542
2,543
-
-
-
-
-
Fund to which
asset belongs
Cost (optional)
Endowment
-
-
-
-
-
Fund to which
asset belongs
Cost (optional)
Endowment
-
Endowment
331,742
Endowment
256,835
-
-
-
-
-
-
Fund to which
liability relates
Amount due
(optional)
-
-
-
-
-
Print Name
John Boyd Quibell		 Endowment
funds
to nearest £
-
-
-
-
OK
Endowment
funds
to nearest £
-
85,128
-
-
-
-
Current value
(optional)
21,850
-
-
-
-
Current value
(optional)
1,700,000
-
-
-
-
-
-
-
-
When due
(optional)
Date of
approval
John Boyd Quibell 30/10/2025

CCXX R2 accounts (SS)

30/10/2025

2

Independent examiner's report on the accounts

Section A Independent Examiner’s Report

Report to the trustees/ Charity Name members of Hospital of St John the Baptist CIO

On accounts for the year 31 December 2024 Charity no 1200364 ended (if any) Set out on pages CC16A pages 1 - 2 TAR pages 1 - 9 (remember to include the page numbers of additional sheets)

I report in respect of my examination of the Trust’s accounts carried out under section 145 of the 2011 Act and in carrying out my examination, I have followed the applicable Directions given by the Charity Commission under section 145(5)(b) of the Act.

Independent I have completed my examination. I confirm that no material matters have examiner's statement come to my attention in connection with the examination which gives me cause to believe that in, any material respect:

I have no concerns and have come across no other matters in connection with the examination to which attention should be drawn in order to enable a proper understanding of the accounts to be reached.

Date: 30.10.2025 Signed: Name:[George Dylan Message ] Relevant professional FCA qualification(s) or body CTA (if any): Address: 30-32 Gildredge Road Eastbourne, East Sussex BN21 4SH

1

October 2018

IER

Section B Disclosure

Only complete if the examiner needs to highlight matters of concern (see CC32, Independent examination of charity accounts: directions and guidance for examiners).

Give here brief details of any items that the examiner wishes to disclose .

2

October 2018

IER