Francis Bennion -

On 10 October 1969 FB drew up an elaborate booklet entitled 'Organisation of Local Boards'. This, given a bright yellow cover, became a familiar feature at Trust meetings up and down the country. The booklet said of the Boards-

'These are the operative arms of the Trust and are vital to its existence as a nationwide housing development and management corporation. To operate successfully, the Boards must strike a delicate balance between being fully autonomous bodies and mere appanages of the central Council. The Trust needs thrustful initiative at local level, but must preserve overall consistency of method and approach . . . The prime function of each Board is to be the embodiment of the Trust within the area, representing the Council and generally promoting WPHT interests. Since working capital is essential, and can be provided in no other way, fund raising will always be an important function - in early days the most vital of all. Boards in areas where the need for rented housing is acute will naturally place great stress on projects for building and improvement. In more fortunate localities the emphasis will be on providing support for the development areas.'

The last sentence reflected FB's determination that Boards should not be confined to areas of housing need. It was essential that the aid of prosperous areas should be enlisted, particularly for fund raising.

According to the yellow booklet, each Board was to consist of a maximum of fifteen members initially nominated by the Trust's Council as being widely representative of property specialities within the Board's area. Vacancies would be filled by the Board itself, subject to approval by the Council. The Board, subject to the like approval, would elect its officers, namely the Chairman, Deputy Chairman, Honorary Secretary and Honorary Treasurer.

Boards were to appoint committees, not confined to Board members, as needed. However each Board was required to have a Fundraising Committee. The emphasis was on the soliciting of donations through personal visits made by Board members and supporters to wealthy members of the property world in the area. In specifying this method, FB drew on his own early experience. It was by carrying out such visits on an extensive scale that he raised the initial finance on which a project of this kind depends if it is to get off the ground at all.

Each Board was required to meet at least four times a year. At its annual general meeting the Board would approve a report to the Council and accounts. The Boards were not spending bodies, and funds raised by the Boards were held by the Trust's bankers and subject to spending decisions by the Council.

The yellow booklet went on to give detailed advice about such matters as the setting up of a Board, the initiation of projects, and liaison with local authorities and other housing associations. The presence of a Board office within the area was highly desirable, but as always finance was the problem. This was the solution recommended-

'Ideally of course, the Trust would have an office and paid staff for each Board, operating in the Board's area. Whether this will prove to be necessary in all cases depends on the growth and effectiveness of the Boards. In early days, however, the question is academic: funds for this are just not available. The setting up of the Boards cannot be deferred until funds are there to service them, since until they are set up funds on the necessary scale cannot be forthcoming. The solution to the problem lies in there being found within each Board's area a firm with surplus office accommodation which it is prepared, as its contribution to WPHT, to make available so as to provide the Board with an office and facilities. If such a firm is able to go further and allow a junior member of its staff to act in a part-time capacity as paid secretary to the Board so much the better. Alternatively, the services of such a staff member might be provided by another firm as its contribution. These services will of course be supplemented by visits from HQ staff, and it is hoped in this manner to enable the Boards speedily to become operative. As soon as funds permit, some permanent offices will certainly need to be provided on the ordinary basis, particularly in the development areas.'

Board volunteers were solicited by an advertising campaign in December 1969, using such property world media as The Architects' Journal, The Contractor Journal, Building, The Estates Gazette, and The Solicitors' Journal.

To set up 32 local Boards within a year was a formidable task for the small Headquarters staff. To ease the problem, the yellow booklet put forward the device of having voluntary workers known as HQ Coordinating Officers (HQCOs). These were competent, enthusiastic Trust supporters who had an address and telephone in or near London. Although not housed at 34-35 High Holborn, they were in constant touch with it. Through an HQCO, the nascent Board could be kept on the right lines. On 7 November 1969 FB drew up a further booklet entitled 'Instructions to HQCOs'. After setting out detailed advice for these key volunteers the booklet ended-

'Remember that the work you are doing is vital to the success of WPHT. It is a humane, compassionate service that you are rendering. Many unhappy, suffering people will have cause to thank you. Deserve their thanks! And . . . keep things moving!'

National Appeal for Funds

On the Trust's formation, the Council decided to launch an appeal for £1m. FB visited HRH The Duke of Edinburgh at Buckingham Palace and enlisted his support. The Duke sent the following message in May 1969-

'I am delighted to hear that the property business and construction industry have decided to form the World of Property Housing Trust as their own contribution to the urgent problem of housing the homeless. There always have been, and there always will be, families which do not conform to the standard pattern. They may suffer from any number of awkward and unusual problems which need special treatment. The flexibility of voluntary action is well suited to cope with this problem. I am quite confident that this new project will make an immensely important contribution.'

The appeal was announced at a press conference on 2 June 1969, and inaugurated at a Mansion House Dinner on 9 September 1969 attended by the Lord Mayor, Sir Charles Trinder, and the Sheriffs with FB in the chair. A handsome brochure was produced by the retained fund-raising consultants, the John F Rich Company. It cited another statement of HRH The Duke of Edinburgh, the last sentence of which had particularly influenced FB in his decision to set up WPHT as a fund-raising charity-

'The area which attracts the least amount of public attention is that concerning housing and rehousing of large families, those who cannot fit in with the ordinary standard modern housing or those who, for various reasons, have fallen on hard times. These people are permanently at the bottom of the list because they do not have the right sort of points to get in. This is a very big problem and I think it is going to get bigger. There is nothing like enough money going in for charitable housing trusts.'

The brochure also contained signed messages from prominent people in the property world. Sir Hugh Wilson, President of the Royal Institute of British Architects, wrote-

'Despite all the efforts made in this country over many years we are still faced with a serious housing problem in many urban areas. A great deal of work also has to be done in conversion and improvement if the condition of the existing housing stock and the environment is to be raised to a satisfactory level. Housing Associations can play a vital role in helping to solve these problems in the coming years. I welcome particularly the proposals put forward for the World of Property Housing Trust and have much pleasure in supporting the appeal for the raising of initial capital to establish the project.'

Sir Milner Holland wrote-

'I vividly recall the impact made upon me by the evidence presented to the Committee on London Rented Housing, of which I was the Chairman. The squalor and human misery revealed to that Committee were horrifying indeed. I am convinced that the problems of urban housing remain acute and in some respects almost intractable. Their solution can only be achieved by a combined effort which includes every possible source of help; and Housing Associations have a vital contribution to make. I warmly support the World of Property Housing Trust.'

Horace Cutler (later Sir Horace) wrote-

'As Chairman of the Greater London Council Housing Committee I warmly welcome the formation of the World of Property Housing Trust, which is backed by so many leading figures in the property world. I see them making a very important contribution to the solution of the nation's housing problem and I wish them every success.'

Sir Henry Wells, Chairman of the Commission for the New Towns and of the Land Commission, wrote-

'Many people are now aware of the problem of homelessness and overcrowding, particularly in our great cities. The problem is now beyond the capacity of central and local government to solve. Two things are needed: the first, money; secondly, people who understand property and who are prepared to give their time to Housing Associations such as WPHT and others which WPHT will support financially. I appeal to all those involved in making money out of property to divert some of their energies towards supporting WPHT.'

Oliver Chesterton (later Sir Oliver), President of the Royal Institution of Chartered Surveyors, wrote-

'I have for many years supported the activities of housing associations and I recognise the importance of continuing and increasing activity by them. The determination of the Trustees of the World of Property Housing Trust to make a real contribution to the nation's housing needs is commendable. Chartered Surveyors are very much part of the world of property and I wish the venture every success.'

The appeal brochure set out the following purposes to which the funds raised would be devoted-

'Administration We firmly believe that because an enterprise is charitable and non-profit making this is all the more reason why it should operate with the most efficient administration and organisation possible. To attempt to manage on a shoestring, using makeshift improvised methods, is inefficient and therefore wasteful. WPHT will be a large development and management organisation. It needs expert administrators, architects, surveyors, housing managers and other professional staff. Efficient cost control procedures will ensure all income is effective.

'Working Capital A development corporation aiming to produce ten million pounds' worth of new or improved housing a year cannot flourish if it is starved of capital. Suitable building sites are scarce, and need to be snapped up - often before all the lengthy procedures leading to loan sanction and payment can be completed. 100% local authority mortgages will usually be available for new developments, but sometimes an authority is unwilling to go beyond 80% or 90% and the gap has to be closed. With conversion and improvement schemes only part of the cost can be met from public finance, and again there is a gap to close. Private loan finance is little used by housing associations, but with the security to investors given by legal advantages not available to other landlords we expect to improve this situation. We shall use every bit of public and private loan capital we can raise - the shortfall can only be met from our own resources.

'Rent rebates WPHT will grant these in cases of real need. This is of great importance in overcoming human and economic problems of tenants.'

Finally the appeal brochure announced a Naming Scheme. For a donation of £50,000 or over, the donor's name would be given to an estate. For smaller amounts the item named would be as follows-

£20,000 or over, a block or road.
£5,000 or over, a house.
£2,000 or over, a flat.
£500 or over, a communal room.

HM The Queen and HRH Prince Philip made a personal donation of £75. Other early donors included the Duchy of Cornwall, the Stock Exchange, the Greater London Council, the Eleanor Peel Trust, Central and District Properties, Town and City Properties, Greencoat Properties, John Laing, the Hammerson Group, Lonrho, Holloway Sackville Properties, Bovis, Colin Buchanan and Partners, Jones Lang Wootton, Cluttons, Hillier Parker May & Rowden, Drivers Jonas, Dearle and Henderson, and Yattendon Estates. Individual contributions came from Viscount Esher, Sir Arthur Rucker, Sir Arthur Silverstone, and many others. By the end of October 1969 around £60,000 had been raised, with further promises in the pipeline.