HOUSING
UP-TO-DATE
SUPPLE M EOT TO THE
HOUSING HANDBOOK.
By W. THOMPSON.
THE LIBRARY
OF
THE UNIVERSITY
OF CALIFORNIA
LOS ANGELES
HOUSING UP-TO-DATE.
HOUSING UP-TO-DATE
(Companion Volume to the Housing Handbook)
BY
ALDERMAN W. THOMPSON
(RICHMOND, surrey),
Chairman National Housing Reform Council,
Author of " The Housing Handbook^'' ''Housing of the Working Classes,''
and " Richmond Official Housing Reports
A PRACTICAL MANUAL GIVING THE LATEST
FACTS AND FIGURES FOR THE USE OF OFFICERS, MEMBERS,
AND COMMITTEES OF LOCAL AUTHORITIES, MINISTERS
OF RELIGION, MEMBERS OF PARLIAMENT, AND ALL
SOCIAL OR ^^JNICIPAL REFORMERS INTERESTED
IN THE HOUSING OF THE WORKING CLASSES.
Published by the National Housing Reform Council at
432, WEST STRAND, LONDON, W.C.
COPIES MAY ALSO BE OBTAINED OF—
W. THOMPSON, 37, Mount Ararat Road, Richmond, Surrey,
and
P. S. KING & SON, 2 and 4, Great Smith Street, Westminster, S.W.
1907.
LEICESTER :
CO-OPERATIVE PRINTING SOCIETY LIMITED, 99, CHURCH GATE.
h
HV
7333
INTRODUCTION.
TTHE following pages have been written in compliance with numerous
requests that the facts and figures in the Housing Handbook, as
published in 1903, might be brought up to date, so as to include the
most recent developments of Housing Administration and Legislation.
Fortunately, the corrections are extremely few and unimportant, and the
general conclusions arrived at as to the nature of the problem and the
relative efficiency and success of various methods of solving it remain
unaltered. However, a great deal of additional work has been done, and
several interesting experiments have been carried out which deserve to be
brought before the notice of public bodies and public men, or public spirited
bodies and public spirited men, who wish to have in a convenient form a
fairly up-to-date and accurate statement of past work and present
conditions.
The text of the Housing Act of 1903, with explanatory notes and the
most recent circulars, forms, and instructioris issued by the Local Govern-
ment Board are contained in an appendix.
If the information here given on any given subject appears to be
insufficient or incomplete, it is probably because the matter has been dealt
with ill the Housing Handbook, and can be found there by reference to the
index.
Indeed, the giving information in the form of a supplement instead of
re-writing the Handbook was decided upon because it would enable the
comparative progress of the movement to be ascertained by reference from
the one to the other. In order to facilitate this a special page and line
index of corrections and additions to the Handbook is contained on the
following pages.
The writer's thanks are again due to the officers and members of the
various local authorities and societies mentioned, who have so kindly
supplied the necessary information and material, and particularly to those
who have been good enough to allow the use of the various illustrations
and plans. This applies, in a special degree, to First Garden City Ltd.,
the Co-partnership Housing Council, the Housing Committees of
Birmingham, Liverpool, and Sheffield ; and personally to Councillor
J. S. Nettlefold, of Birmingham, Mr. F. B. Turton, of Liverpool, and
Councillor Cattell and Mr. C. S. Wike, of Sheffield.
Corrections and additional information, in the shape of reports and
other documents, will be most thankfully received, so as to enable the
Handbook and Supplement to be periodically revised and brought up
to date. Communfcations to this effect should be addressed to Alderman
Thompson, Richmond, Surrey.
;i94S(«
CONTENTS.
Chapter I.— Review of the Position.
Steady improvement — Rural depopulation aud urban overcrowding —
Comparison of death-rates — Child-life and physical deterioration— Money
cost of bad housing — Inaction of local authorities — How municipalities are
shackled — A National Housing Policy — Municipal building and private
enterprise — Alterations in the Law by the Act of 1903 — Housing accom-
modation unsuitable where sufficient — Inspection of dwellings — Record or
register of housing accommodation — Adaptation of dwellings-— Small
Dwellings Act, 1899.
Chapter II. — Slum Ending or Mending-.
Local Improvement schemes— Slum buying under Parts I and II — Slum
improvement under Part II — Work procedure and results in Birmingham —
Slum improvement under Part III— The Camberwell experiment — The
Kensmgton experiment,
Chapter III. — Dwellings Built by Local Authorities.
Action under Part III — Municipal lodging houses — Block dwellings,
analysis of site cost, building cost, site area, rents — Tables showing number,
rooms, rent, cost of municipal block dwellings — Tenement dwellings,
analysis ancl tables — Cottage flats, analysis and tables — Cottages, analysis
and tables — Financial results of schemes for municipal dwellings, showing
capital outlay, rents, rates, taxes, repairs, management expenses, and net
return on outlay.
Chapter IV.— Municipal Housing in London.
London County Council clearance schemes- -Suburban cottages —
Analysis of accounts — Slum sites and housing valuation — Proposal for
reform of Housing Acts — Eight useful facts — Tables showing rooms, rents,
and costs of L.C.C. dwellings — Housing in the City — Metropolitan Borough
Council's housing schemes, with tables.
Chapter V. — Municipal Housing in the Provinces.
Special notes and general information as to fifty towns — Table showing
loan charges on the annuity system — Birmingham's leasing scheme at
Bordesley Green — Financial and social results at Glasgow— Tenements for
dispossessed at Liverpool — Hornby Street and Adlington Street areas —
Financial and social results at Liverpool- -Twelve interesting points —
Manchester — Newcastle single room dwellings — Sheffield municipal
cottages at Wincobank — Summary of receipts and working expenses of
municipal dwellings.
Chapter VI. — Rural Housing.
The experience of England — Result of recent inquiries in rural
districts— Recommendations of the Select Committee on Rural Housing-
County Councils and rural housing— Results of applications to adopt
Part III— The Erpingham case— The Chipperfield case— Need for housing
commissioners — Schemes carried out under Part III — The Example of
Ireland — The Labourers (Ireland) Acts— Procedure— Cost, subsidies,
rents — Analysis of building cost — The labourers' ladder— Forms of
representation.
Chapter VII. — Housing by Private Enterprise and
Co-operative Societies.
Rowton Houses — Artisans, Labourers, and General Dwellings Company
— East End Dwellings Company — Guinness Trust — Metropolitan Associa-
tion for Improving Dwellings — Peabody Donation Fund — Sutton Housing
Trust — Tables showing number, rooms, area, and cost of sites — Cost of
building, rents, rates and taxes, repairs, and management expenses of block
and cottage dwellings — Ecclesiastical Commissioners' estates — Co-operation
and housing — Statistics of dwellings built by co-operative societies.
Chapter VIII. — Cheap Cottages.
Letch worth Cheap Cottage Exhibition, 1903- Second Cottage Exhibition
at Letchworth— Sheffield Municipal Cottage Exhibition — Prize Cottages at
Sheffield, plans and particulars — Newcastle Municipal Cottage Exhibition,
particulars and site plans — Cheap municipal cottages at Altrincham, Bangor,
Exeter, Merthyr Tydfil, Neath, Sheffield, and Stretford— New scheme for
cheap cottages at Sheffield — Model village and cheap cottages at Leigh.
Chapter IX. — Town Development.
Land, housing and transit, the main elements — Town planning — National
housing deputation, 1906— Central Commissioners and scientific areas —
Municipal land purchase— The example of Germany and Holland— Existing
planning powers in English towns — Powers necessary for all municipalities
— Mr. Lever's suburban development scheme— Agricultural belts — Altera-
tions made in the bye-laws — Rural bye-laws, new styles of streets wanted — ■
Table showing cost of land and its development for cottage estates — Roads
in Earswick Model Village— Wildau Garden Village, near Berlin — Site
planning — Two methods of planning — Limitation of rooms per acre —
Societies of public utility — Co-partnership Housing, facts and statistics —
Co-partnership site planning at Garden City, Hampstead, and Ealing — How
to form a Co-partnership Housing Society.
Chapter X. — Garden Cities and Garden Villages.
First Garden City, Letchworth — Statistics and general information —
Port Sunlight — Bournville — Earswick Model Village— Hampstead Garden
Suburb — Mr. Justice Neville's proposal— A Town Development Bill.
Chapter XL — Housing Notes from other Countries.
International Housing Congress, 1907 — New Zealand Housing Acts —
Summary of housing information from Austria, Belgium, England, France,
Germany, Holland, and Italy — Chief housing laws and provisions of latest
laws — Authorities entrusted with housing powers and duties — Town planning
and site planning regulation — Land purchase by towns, procedure, extent,
and cost — Building regulations — Loans by the State — Taxes on working
class dwellings — Area and height of rooms — Thickness of walls — Extent of
accommodation and overcrowding — Death rates in various countries —
Municipal dwellings — Rents, wages, and cost of building — Norway — Sweden.
Chapter XII. — General Information.
Cheap transit — Tube railways — Tramways in the United Kingdom —
Example of Belgium — Free Tramways for certain areas — Cost of equipping
surburban land with trams — Housing Finance — The Public Works Loan
Commissioners — Housing Loans to private individuals and Societies — ■
Regulations— Cheap money — Savings Banks and Charitable Endowments
— Income Tax on Alunicipal Houses — Rates of interest paid by Municipalities
— Rents — Rates — Repairs — A Swiss example — Closing Orders — Darlington
Local Act — Rural Housing Inspection — Examples of Small Holdings —
Small Holdings Act, 1907.
APPENDIX CONTENTS
PAGES
I. — Housing of the Working Classes Act, 1903, text and ex-
planatory NOTES - - - - - - 279
Schedule as to re-housing ..... 284
II. — New Forms for Closing Orders .... - 287
III. — Local Government Board Circular as to New Procedure
FOR Closing Orders ------ 290
IV. — Procedure for Improvement Scheme under Parts I and II
of the Housing Act of 1890 .... 294
V. — Provisional Order Instructions for Part I Improvement
Schemes ....... 295
VI. — Standing Orders (Housing) of the House of Commons - 296
VII. — Compulsory Acquisition of Land for purposes of Part III
(Provisional Orders) --.--- 297
VIII. — Memorandum of the Local Government Board with respect
to the provision and arrangement of Municipal
Dwellings .-..--. 300
INDEX - - - 305
PLANS AND ILLUSTRATIONS.
Birmingham Slum Improvement.
Court in Brass Street {Before) - 23
„ {After) 24
Interior of Court - - - 25
Court in Summer Lane {Before)- 29
„ {After) - 30
London Municipal Dwellings.
L.C.C. Cottages, Tottenham - 69
L.C.C. Millbank Estate - - 70
Battersea Council Cottage Flats
82 and 86
Westminster Council Municipal
Dwellings, Regency Street - 86
Trongate Area, Glasgow {Bdore
and After) - - - - loi
Liverpool.
Birdseye View of Hornby Street
Area - - - - - 104
Plansof Hornby Street Dwellings
106-108
Elevation of Adlington Street
Dwellings - - - iio-iii
Elevation of Upper Mann Street
Dwellings - - - - 112
Sheffield Municipal Cottages,
Wincobank - - - 119-121
Cheapest Cottage, Letchworth,
1905 - - - - - 157
Best ^150 Cottage, Letchworth,
1905 - - - - - 158
Plans of Best Wooden Cottage,
Letchworth, 1905 - - - 159
Sheffield Municipal Cottage
Exhibition.
First Prize Site Plan - - 161
First Prize Cottage, Class A - 162
„ „ „ Class B - 163
Plans Prize Cottage, Class A - 165
Newcastle Cottage E.xhibition,
Site Plan, First Prize - - 167
„ Second Prize - - 168
Cheap Municipal Cottages
Bangor - . - .
Exeter - - . .
Guildford - - - -
Neath . - . .
Merthyr Tydfil -
Stretford - - - -
High Wincobank, Sheffield
- 170
172-174
- 175
1 77- 1 So
- 182
- 183
- 184
Sheffield Cottages and Flats i85-i{
Site Plans and Cottage Plans.
Site Plan Model Village, Leigh
Elevation and Plan of Cottages,
Leigh - - - - 188-
Section Main Road, Wiesbaden
Station Avenue and Poplar
Grove, Earswick -
Wildau Garden Village
Two Methods of Planning
Site Plan, Ealing Tenants
Site Plans, Bird's Hill and Pix-
more Hill - . . .
Cottages, Bird's Hill
Site Plan, Westholm Green
Site Plan and Cottages, East-
holm Green - - - -
Garden City Site Plan
Site Plan, Port Sunlight -
Labourers' Cottages, Earswick -
Western Terrace Cottages,
Earswick . . - .
Hampstead Tenants, Site Plan
and Cottages - - - -
187
195
203
204
206
207
;i3
!I7
226
229
HOUSING HANDBOOK REFERENCES
AND CORRECTIONS.
This table is intended to be utilised when reading the Housing
Handbook, so that the information on any given pages can be
corrected or brought up to date by looking at the first column, which
contains the numbers of those pages and lines in the Housing Hand-
book that have been c >rrected, modified, or otherwise referred to in
this book. The subject of the reference is followed by the number
of the page in this book where the new matter may be found.
Housing Handbook. Subiect
Housin? Accommodation ...
Census Figures
Saniiary Defects
Consequencf-s of Bad Housing
Cost of Slum-buying
Co-operative Ilousing
Representations
Housing Act.s
Health Officers
Rural Bye-laws
Improvement Scheme
Closing Orders
Demolition ... ...
Action under Part H
("Neighbouring Lands
"3° t Part H Schemes
Part HI Schemes
Shops ...
r Loans
Section 75
Labourers' Acts
Rehousing Schemes ...
/Improvement Bills ...
I London Clearance ...
/Part I Schemes
iLfindonand Part I ...
Part II .Schemes
London and Part II
Action under Part HI
Details of Municipal Working-clabS Dwell-
ings, alphabetically arranged
Municipal Lodging Hou.ses..
(ilasgow Family Home
Block Dwellings and Tables
Tenement Houses and Tables
Cottage Flats and Tables ...
Cottages and Tables
Summary of Tables
Page
line
2
4
4
6
7
8
10—17
11
16
12 — 16
18
8-13
19
18— IQ
20
27-28
29
29
30
la.st
31
15-34
32
I — 17
33
20—30
34
21 — 27
35
13
35
34-48
36
1—4
36
10 — 14
37 39
41
S— 44
42-45
46-48
48
49-51
53-54
54-62
65
66
68-69
70-71
72-73
74-78
78
This
Book.
Page
line
11
25—30
2
14
22
3-5
19-20
152
4
12
7—10
12
2
136
10 — 14
15
27—32
200
22
12
II — 21
12
28—32
12
33-38
21-22
12
46
12
11—28
7
I — 13
12
49—54
13
X — II
12
47
136-142
13
15-25
19
4-28
64
19 20
65-66
20
40
65-66
82-85
38
89-97
39
40
40-44
45-48
49 52
52-60
40
HOUSING HANDBOOK REFERENCES AND CORRECTIONS
Housing
Page
79
82
83-84
85-86
90
91
92
94
98
100
104
to
107
107
108
109
109
111
113
126
126
131
133
134
138
139
142
155-160
160
161
163
164
165
165
168
172
179
181
183
184-187
186-187
190
191
192
193
193
194
195
197
Handbook.
line
34
(Continued).
Subject.
Loan Periods, London
L.C.C. General Summary ...
L.C.C. Dwellings Table
Financial Results, L.C.C. Dwellings
L.C.C. Suburban Housing
4 Glasgow
7 Cost of Building
I — 12 Working Expenses ...
37 Liverpool
27 Financial Results
41 ]
-Manchester, Hlackley Estate
20 j
21 Financial Results, Manchester
16 & 46 Birmingham Financial Results
I — 4 Borde^lrv Green
6 Salford '
31 Hornsey Financial Results
New Schemes, Ilornsey
I — 5 Richmond
18 — 37 Richmond Financial Results
2Q Conclusions ...
18 Rural Municipal Cottages ...
34 Penshurst Cottages ...
36 Applications for Schemes ...
16 Ireland Rural Housing
21 Small Dw-ellings Act
41
32
6
1—39
I — 20
30
24
27
28
8
27
7
38
28
Cost of Sites, Roads, and Buildings
Loan Periods...
L.C.C. Housing Surplus
Table of Loan Charges
Loan Periods...
Cheap Money
.-Working Expenses ...
Financial Results of Municipal Housing .
Co-operative Housing
Woolwich Co-operaiiv'e Society
Ealing Tenants
Small Iloldint^s
Garden Ciiy Plan
Capifal Outlay
Artizans' Dwellings Company
,, ,, ,, Cottages .
Cost of Building xVrtizans' Dwellings Co.
Management ,, ,,
Port Sunlight
Financial Results
Bournville Trust
This Book.
Page line
13 I
65-67
77-80
72-74
67-71
100
43
102
100
46-47
103^117
117
117
63
99
98
94
91
91
93
93
94
133
134
127-133
136-142
18
41-52
and
202
13
76
97
/ 13
I 38
270
i 272
I 123
61-63
and
123
152
153
207 & 209
274
217
216
145
150
146
145
221
222
222
1—4
20
I
10—35
28
11—46
7
30
14
iS
41
36
40
42
I
42
10
I — :o
27
19
I — 10
4—14
20
40
IT.
19
20
I
HOUSING HANDBOOK REFERENCES AND CORRECTIONS
(Continued).
Subject.
Byelaws
Cheap Building Materials
Battersea Dwellings
Glasgow Dwellings Company
Adaptation of Dwellings
Camberwell Experiment
Electric Tramways ...
Tube Railways
Municipal Subsidies
German Housing Statistics ...
Belgium, France, and Germany
P.W. Loan Commissioners
Belgian Savings Banks
Dutch Housing Law
Public Utility Societies
Housing Loans
Should be 2 per mil.
Rehousing Committee
Repayment of Loans
Rural Housing Bill ...
Fair Rent Courts
Housing H
ANDBOOK.
Page
line
203
25
204
6
214
35
216
12
218
46
220
4'
230-235
236 237
21
245
44
247
22
248
253
47
254
42
256
29
257
14
261
5
265
25
267
10
268
6
269
24
270
38
This Book.
P.-ige
line
200
156
16
82&87
18
12
17
6
32
22
264-265
264
266
26
256-257
231-260
268
34
270
28
236
42
208
4
38
4
270
20
270
21
124
4
271
APPENDIX.
The following pages of the Act of 1890 in the Appendix to the
Housing Handbook are affected by the passing of the Act of 1903.
See Appendix to this book.
PAGE
3, Sec. 7a, line 2, 7b, line i.
4 ,
, 8(4)(7).
5 ,
, 10.
7 ,
, 16 (i), line 5
13 ,
, 32.
14 ,
, 34(1).
18 ,
, 39(1)-
23 ,
, 46(5).
PAGE
24, Sec. 49.
25 „ 53(1).
28 „ 65.
31 „ 75-
3;^ „ 87.
48, Third Schedule.
49, Sec. 91.
51 Fourth Schedule.
Pages 59 and 60- New circulars have been issued by the Local Government Board.
See Appendix to this book.
Page 81, Sec. 234. See page 13 of this book.
Pages 85 — 92- Byelaws are modified as follows. See pp. 196-7 of this book.
Page 109- See revised list in Appendix to this book.
Page 101- Cheap Building at Liverpool. See page 1 1 3, line 19 of this book.
See Page 276 for details of alterations.
HOUSING ASSOCIATIONS.
THE NATIONAL HOUSING REFORM COUNCIL.
President :
Sir John Dickson-Poynder, Bart, M.P.
Chairnia7i :
Alderman W. Thompson, 37, Mount Ararat Road, Richmond, Surrey.
Treasurer :
Councillor W. G. Wilkins, J. P., 59, Uttoxeter New Road, Derby.
Secretary :
Henry R. Aldridge, 18, Dulverton Road, Leicester.
OBJECTS.
To educate and to stimulate public opinion and Local Authorities so
that the fullest possible use may be made of existing Housing and Sanitary
Legislation.
To urge that Parliament shall remove from the Municipalities and
Societies of Public Utility those shackles which cripple or render difficult
the execution of Housing Schemes.
To promote experiments and organisations tending to secure better
and cheaper methods of town planning, rural development, house planning,
and house building.
WORK.
Conferences on Housing and Town Planning have been held in all
parts of the Kingdom, and have been attended by some thousands of
representatives of Local Authorities, Workmen's Associations, and Housing
Societies.
Parliamentary joint meetings of Housing Reformers and members of
Parliament have been held at the House of Commons since 1903, and
useful suggestions have been made to various Presidents of the Local
Government Board in connection with Housing Legislation and Adminis-
tration.
The International Housing Congress was organised and carried
through by the Council.
Cottage Exhibitions. — Three Exhibitions to encourage model planning
of sites and economical construction of workmen's cottages have been
promoted under the auspices of the Council at Letchworth (Garden City),
Newcastle, and Sheffield.
Public Meetings to the number of some hundreds have been addressed
by the officers and members of the Council, so as to cover nearly every
district in the country.
Publications. — "The Housing Handbook," a practical manual specially-
prepared by the Chairman for the use of Local Authorities and Housing
Reformers. (Price 6/-.)
"Housing Up-to-Date." — A supplementary and companion volume to
"The Housing Handbook."
"The Housing Handbook Up-to-Date," being the above two volumes
bound in one cover on art paper (7/6).
Monthly Reports of the work of the Council appear in the " Municipal
Journal."
Report and papers of the Eighth International Housing Congress.
Of¥icial Catalogue, Sheffield Cottage Exhibition.
"A National Housing Policy." Price 2cl.
MEMBERSHIP OF THE COUNCIL.
Those approving the programme of the Council, and subscribing
annually not less than 5s. to the funds of the Council, may become members ;
any association, council or society subscribing annually not less than los. to
the funds of the Council, may become affiliated to the Council. All
subscribers to the funds of the Council will receive copies of leaflets and
other literature issued by the Council.
Subscriptions will be gladly received by Councillor W. G. Wilkins, J. P.,
59, Uttoxeter New Road, Derby.
Other Housing Societies are —
The Garden City Association,
602, Birkbeck Bank Chambers.
Secretary — E. C. Culpin.
Rural Housing and Sanitation Association,
Parliament Mansions, Victoria 5treet, 5.W.
Secretary — Miss A. Churton.
First Garden City Limited,
Secretary — Harold Craske. 326a, High Holborn.
Co=partnership Housing Council,
6, Bloomsbury Square, W.C.
Secretary — Crossley Greenwood. Hon. Secretary — Miss S. Gurney.
Workmen's National Housing Council,
120, Sugden Road, Clapham Common, 5.W.
Secretary — F. Knee.
Mansion House Council on the Dwellings of the Poor,
Imperial Buildings, Ludgate Circus, E.C.
Hoti. Secretary — W. F. Craies.
SOME USEFUL HOUSING BOOKS.
In addition to the books mentioned on page xi of the Housing
Handbook, the following works may be studied with advantage by all
Housing Reformers : —
GENERAL.
" Housing," by Alden and Hayward. Headley Bros., Bishopsgate Street
Without, E.C., IS. net.
"The Housing of the Working Classes," by M. Kaufman, M.A. T. C*
Jack, Edinburgh., is. net.
"The Housing Problem in England," by Dewsnap. Manchester
University Press.
"Municipal Year Book — Housing Section," by W. Thompson. Edward
Lloyd Ltd., 12, Sahsbury Square, E.G., 7s. 6d. net.
A National Housing Policy, Official Report of the Housing Deputation
to the Prime Minister (Sir H. Campbell-Bannerman, M.P.), and
to the President of the Local Government Board (The Right
Hon. John Burns, M.P.) National Housing Reform Council,
432, West Strand, 2d.
LAND PURCHASE AND TOWN PLANNING.
"The Example of Germany," by T. G. Horsfall. Manchester University
Press, 2s.
Birmingham Housing Committee's Report. Town Hall, Birmingham, 2s. 6d.
"City Development," by Patrick Geddes. The St. George's Press, Bourn-
-viiie, Birmingham.
"Where shall I Live?" (Guide to Garden City), containing Towtt Develop-
iiiefif Bill for Great Britain. First Garden City Ltd., 326a, High
Holborn, 6d.
COTTAGE EXHIBITIONS AND CHEAP COTTAGES.
Official Catalogue Sheffield Cottage Exhibition. National Housing Reform
Council, 432, Strand, W.C., 6d.
"Where shall I Live?" (See above.)
"Modern Housing in Town and Country," by James Cornes. Batsford,
94, High Holborn, 7s. 6d.
" Country Cottages," by Home Counties. Wm. Heineman, 6s. net.
"Cheap Dwellings," by Paul N. Hasluck. Cassell and Co., is. net.
RURAL HOUSING.
"Rural England," by Rider Haggard. Longman's, 2 vols., 21s.
Report and Special Report of Select Committee on Rural Housing. Wyman
and Sons, Ltd., Fetter Lane, E.G., 4s. Qd.
IRELAND.
•'The Law of the Labourers," by IJarrett and McCann. Sealey, Bryers
and Walker, Middle Abbey Street, Dublin, 6s. net.
INTERNATIONAL.
Report and Papers Eighth International Housing Congress, London, 1907.
H. R. Aldridge, National Housing Reform Council, 432, West
Strand, W.C.
LOCAL CONDITIONS.
*' Housing Improvement," (F. M. Lapton). A summary of ten years'
work in Leeds. Jowett and Sowry, Leeds.
"Housing Conditions in Manchester and Salford," by T. R. Marr.
Sherratt and Hughes, Manchester, is.
"Problems of a Scottish Provincial Town" (Dunfermline), by T. H.
Whitehouse.
"Poverty" (Study of York), by Seebohm Rowntree. Macmillan, is.
'* A Housing Policy," by J S. Nettlefold. Cornish Bros., Birmingham.
Glasgow Municipal Commission on the Housing of the Poor. Extracts
from minutes of evidence. Percival Jones Ltd., Town Hall
Printing Works, Birmingham.
" Dwellings of the Poor." Reports of the Mansion House Council.
31, Imperial Buildings, Ludgate Circus, E.C., is. each.
GARDEN CITY MOVEMENT.
"Housing in Town and Country." Garden City Press, 6d.
" Modern Civic Art ; the City made Beautiful," by C. M. Robinson.
Putnam, los. 6d.
"Garden Cities in Theory and Practice," by A. R. Sennett. Bemrose,
2 vols., 2 IS.
"The Garden City Movement," by C. Montagu Harris, M.A. Garden City
Press, 6d. net.
"Garden Suburbs, Villages, and Homes." Garden City Press, 6d.
LEGAL.
*' A Guide to the Housing Acts," by A. P. Poley. Eyre and Spottiswoode,
East Harding Street, E.C., 3s. 6d.
CHAPTER I.
A REVIEW OF THE POSITION
Steady Improvement in Recent Years. — The public con-
science is more alive to-day on the subject of the housing conditions
of the people than it has been for many year?, and it is only right to
say that the steady, if slow and somewhat expensive campaign of the
more enlightened sanitary authorities, against bad and insufficient
housing accommodation is beginning to rid the community of the
worst evils of the house famine and the slum. Overcrowding
has decreased ; a smaller number of persons are found in one-
room dwellings ; the number of persons per house is slowly but
surely growing less ; some of the most deadly of the old slums have
been cleared or improved, while the liberal provision of better and
cheaper transit, especially by electric tramways and electric trains, has
encouraged the dispersion of the population from some of the most
crowded centres. It is true this process of dispersion already tends to
create an aggravated form of what has always threatened to be the
danger of the future, " the old slum changeth giving place unto the
new," but if the new development is controlled, regulated, and assisted
in time by new legislation and administration, the next decade will
witness a still greater improvement in the housing of the people. All
this, however, is not to say that the time permits of a slackening of activity
on the part of housing reformers and public bodies ; on the contrary, to
quote the speech of The Right Hon. John Burns, president of the
Local Government Board to the National Housing Deputation on
Novemb r 6th, 1906: "The time for sentimental claims for housing
reform had almost gone by, and the moment for practical ameliorative
achievement was nearer at hand than it was some years ago." When
the magnitude of the improvement is recognised it only brings into
greater relief the vast mass of evil that has to be overcome and rooted
out, and it only makes the more urgent call on every true friend of
humanity and lover of his country to greater efforts than before. Let
us briefly note how matters stand at present, and let us take stock of
the evils that are with us still. We shall then not only see by com-
parison with previous conditions to what extent things are better, but
we shall know exactly how much work we have still to do.
Rural Depopulation and Urban Overcrowding.— Our young
people still leave the country districts, while others are unable to go
there because suitable dwellings cannot be obtained. Between 1891 and
1901 no less than 500,654 persons migrated from rural districts to urban
districts, where we find 507,763 persons living in 251,667 one-room
dwellings, in addition to 2,158,644 persons living in 658,203 dwellings
of only two rooms. The census returns of 1901 show 2,667,506 persons
or 8-2 per cent, of the population living in 392,414 overcrowded
dwellings, and of these 245,586 were in one-room dwellings. In
London there were 726,096 persons living in overcrowded dwellings
and 304,000 of these were in one-room dwellings. In Glasgow, out of
163,258 dwellings, there were 42,623 of only one room, 71,207 of two
rooms, and 9,971 of three rooms, figures which are far worse than in any
of the large towns in England.
The overcrowded persons in 1901 numbered in Birmingham 53,936,
Leeds 43,239, Liverpool 54,390, Manchester 34,147, and Sheffield
36,159, while the percentage of persons overcrowded in Northumber-
land was 3 1 '5 1, and in Durham 29"56.
It would be untrue and unfair to attribute all or any of the
following social evils and financial burdens entirely to bad housing
conditions, but it is most true and most fair to say that these conditions
are among the main and primary factors that cause a large proportion
of such social evils and financial burdens.
Deaths and Disease. — Death rates have materially decreased,
but in 1903, when the death rate was the lowest on record, it is
estimated that there were not less than 100,000 preventible deaths in
England and Wales. The following figures help to show the truth of
this estimate, and particularly to bring out the startling contrasts
between the deadliness of some large districts and the comparative
healthiness of others.
Comparison of Death Rates of various Districts with about the
same Population.
County.
Case i —
Durham
Essex
Percentage Infant Mortality
Population of Deaths. ^^ ^ y^^j^^^
C)vercrowJing. '^
1,194,442 28 '4 21,962
1,062,452 27 14,913
156 1 Durham 3 deaths
1 1 5 I to every 2 in
Essex
Excessive deaths in Durham
7,049 41 per 1,000 births.
Case 2 —
Northumberland
Sussex
602,859
605,763
32-0
15
10,997
7,925
152
95
1 Northumberland
f 8 deaths to 5 in
Sussex.
Excessive deaths in Northumberland
Case 3 —
Lancashire & Yorkshire 7,203,613
London, Middlesex,! g g
Berks, Hants, Surrey/ '' '^
Exessive deaths in
Lancashire and Yorkshire
3,072 57 per 1,000 births.
128,212
104,194
23,268
152
118
Lancashire and
Yorkshire 5 deaths
to 4 in London
and District.
34 per 1,000 births.
Case 4 —
The Death Rate (1904) in Birmingham was I9\3 per 1,000.
,, ,, Bournville 6*9 ,,
Infant mortality, which varies almost arithmetically with housing
conditions, is still too high. Although children under five ar^ only
one-ninth of the population, they furnish one-third of the deaths.
Of 944,703 children born in 1904 no less than 137,490 died within
12 months, that is 40,000 infants unnecessarily sacrificed.
The infant mortality in 1904 of St. Mary's, Birmingham, was 331 per 1,000 births.
,, ,, ,, Bourn ville 65 ,,
The death-rate for the last six years at Eoiirnville has been 7*5 per 1,000 ; the
-death-rate in Birmingham for the same period has been 17 -9 per 1,000, or nearly two
and a half times as great. The infantile mortality per 1,000 at Bournville during
the last six years has been 78 '8, as compared with 170 per 1,000 in the city, or more
than double.
No less than 139,447 cases of infectious disease were notified last
year in half the country. These cases are four times more numerous
in overcrowded districts than elsewhere. 16,981 persons became
paupers by having medical relief in public infirmaries, and there were
116,152 orders for medical attendance in London alone.
Intemperance and Lunacy. — Where the light of day is shut out it
is hard for the light of reason to remain strong and bright. Drunken-
ness and pauper lunatics are found most in the overcrowded districts.
An L.C.C. return five years ago gave the following figures : —
Persons per Acre. Lunacy Rate.
All London ... ... 58 ... ... 1-9
Bethnall Green ... ... 171 ... ... 67
Holborn ... ... 186 ... ... 8-2
Strand ... ... ... 143 ... ... 1 1 'o
In England and Wales there were 85,821 pauper lunatics.
Professor Koch told the delegates at the British Congress for the
prevention of consumption, " Consumption is by no means hereditary,
germs do not pass from father to son in the blood, the worst peril is to the
poor, in over-crowded districts. // is 7iot poverty itself that favours con-
sumption., but the bad domestic conditions in which the poor people livep
Unemployment and poverty follow closely on the heels of spells of
illness and lowered vitality. The slums make many unemployables.
Physical deterioration is an inevitable result of bad and overcrowded
•dwellings, and hooliganism prevails most where lads are driven to
spend their evenings in the streets through having no proper accom-
modation for remaining at home.
CHILD LIFE AND PHYSICAL DETERIORATION.
Some striking facts and figures as to the influence of environment
■on child life were given in August, 1907, by Mr. George Cadbury for
Bournville, Mr. W. Lever for Port Sunlight, and in a Blue Book of the
Scotch Education Department in respect of the City of Glasgow. A
brief summary is appended hereto.
Bournville and Birmingham. — The boys at Bournville school, on an average,
were 4 inches taller than those in Birmingham, and the chest measurement was
3 inches greater.
Port Sunlight and Liverpool.— Dr. Arkle, of Liverpool, has made a careful
•examination of the children in the various grades of schools in that town, while a
similar investigation has been made at Port Sunlight. The Liverpool schools may be
grouped in four classes : —
Higher Grade Schools, where the sons of well-to-do citizens are educated.
Council Schools. — (J ) Type of the best Council School, where the parents ot
the children are well-to-do, and the children have mostly comfortable homes.
Council Schools. — ( B) Type of school where the children are mostly of the
labouring classes. It was selected as a type for the children of the labouring classes,
whose parents have constant employment.
Council School ( C), the last of the Council Schools, is a type of the poorest
class where the parents of the children belong almost entirely to the unemployed or
casual labour sections. To this list may be added a fifth class, viz. ,
Fort Sunlight Schools, which may be taken as equal to type (B) of the Council
Schools, the parents are mostly of the labouring classes, in constant employment, but
with the difference that the houses in which the children mostly live are built with
ample air space, not more than seven houses to the acre.
At 7 years of age the average height and weight of boys was as follows : —
Higher Grade Schools...
Council Schools (A)
Do. (B) ..
Do. (C)
Port Sunlight Schools
At II years of age : —
Higher Grade Schools...
Council Schools {A)
Do. [B) ...
Do. (C)
Port Sunlight Schools
At 14 years of age : —
Higher Grade Schools ...
Council Schools (^)
Do. {B)
Do. (C) ..
Port Sunlight Schools-
These figures show that the sons of artisans and labourers in Port
Sunhght produce superior height and weight at equal ages 10 that
produced in Higher Grade Schools among the children of the well-to-do
citizens of Liverpool.
Glasgow. — Returns were made by the teachers for 72,857 children — 36,883.
bo}s and 35,974 girls — and not only were their height and weight taken, but
particulars as to their housing and general physical surroundings were also ascertained.
The schools were divided into four groups, viz. :
Schools. Children.
(a) Poorest districts ... ... 26 ... 24,661
\b) Poor districts ... ... 27 ... 25,348
((-) Better class ... ... II ... Ii,453
(rf) Higher class ... .. 9 ... 11,395
It was found that as surely as a child was found in group (a) he or she was
likely to be smaller and lighter than the children from group {b), and so on with the
other groups. But it was when the average height and weight were classified in
correlation with the number of rooms in the houses in which the children lived that
the most striking results were obtained.
Taking the children of all ages from 5 to 18, the average weight and height
classified according to the number of rooms was found to be as follows :
Height.
Weight
Inches.
lbs.
47
49-3
45-3
44-1
44 '3
43
44
43
47
50 s
55-5
70
53'i
61-4
51-8 ••
59
497
55-5
57
79 '5
617
94-5
58-2 ..
95-8
56-2
758
55'2
7I-I
622
108 •
One Room :
Boys
Girls
Two Rooms :
Height.
. 46-6 in.
. 46-3 in.
Weight.
52*6 lbs.
51-5 lbs.
Three Rooms :
Boys
Girls
Four Rooms :
Height.
50*0 in.
49 6 in.
Weight.
60 -6 lbs.
59-4 lbs.
Boys
Girls
. 48-1 in.
. 47-8 in.
56-1 lbs.
54-8 lbs.
Boys
Girls
51-3 in.
51-6 in.
64-3 lbs.
65-5 lbs.
As the report states, "it cannot be an accident that boys from two-roomed
houses should be Ii7lbs. lighter on an average than boys from four-roomed houses
and 47 inches smaller. Neither is it an accident that girls from one-roomed houses
are, on the average, I4lbs. lighter and 5*3 inches shorter than the girls from four-
roomed houses."
Money cost to the Community. — At the same time the com-
munity is busily engaged paying towards the cost or what we may truly call
the " working expenses" of existing accommodation. For example there is
the direct cost to the ratepayers and taxpayers of work and institutions
that would be far less expensive under improved housing conditions.
Here are some instructive figures :
Loans outstanding Expended in one Year,
in 1904. 1903-4.
Out of Loans. Out of Rates.
£ £ £
Cemeteries ... ... ... 3,110,275 153,379 415,841
Hospitals for Infectious Diseases 6,205,134 636,961 1,43.2,496
Lunatic Asylums ... ... 9,446,986 845,622 2,849,029
Purchase of Slums (about) ... 4,500,000 700,000 100,000
Workhouse and Poor Relief ... 12,711,817 1,281,447 9,9835804
35,974,212 3,617,409 14,781,170
The total spent on building workhouses and similar institutions up
to 1905 was ^31,668,161. There is also the direct cost io individuals
and the indirect cost to societies and the ratepayers, through loss of
employment, sickness, and death, due to preventable disease. This
■cost must run into many millions sterling, and though it cannot all be
measured in figures, its magnitude may be partly gauged from the fact
that fourteen large friendly societies with 3,342,255 members spent
;^3,245,328 in one year (1904) on sick and funeral benefits, or nearly
j£i per member. In the ten years 1892-1901 the 100 principal trades
unions with about 1,000,000 members spent over ;^2, 500,000 on sick
pay alone.
There is in Sheffield an excellent Federated Health Association, and
the following passages from its report indicate the attitude of the best
minds in the town towards expenditure on housing reform.
The committee is encouraged on witnessing a considerable fall in the death-rate
in Sheffield from zymotic disease : a class of disease which can and therefore ought to
be prevented. For 1899, the year in which the Nether Hallam Health Association
was started, the zymotic death-rate for Sheffield was 4-56 per 1000 of the population.
Last year, 1903, it was reduced to 3-10, which is still the highest in the whole
country, excepting Warrington and Wigan. The general average in the 76 large
towns last year was i -89. Sheffield is still therefore in the unenviable position of
suffering from a zymotic death-rate of nearly 100 per cent, above ike average of large
towns.
Some critics regard the health movement as expensive, but the truth is that
whether considered as to health, life, or the money standard, it makes for economy.
Within the last quarter of a century, the Sheffield Corporation has borrowed nearly
;^i50,ooo for the building of fever and isolation hospitals, which entails about
;^6,500 per annum for interest and repayment charges, and about ^{,20,000 a year for
their maintenance and upkeep.
Most of this great expenditure is for the cure of preventable disease. Observe
what the reduction of the death-rate by just one per 1000 signifies : — On a population
of 400,000 it means a saving of 400 lives in 12 months. But the number of deaths
from zymotic disease implies a far larger number of cases of preventable sickness
among the living. The late Lord Pla^air says :
" Statistical investigations show us that for every case of death in public
institutions for the sick, there are 34 cases of serious sickness, so that the deaths
must be multiplied by that number in order to give you the minimum cases of
preventable sickness."
The statistics show that the cases of sickness last on an average 18^ days. Now,
taking Lord Playfair's basis, and reckoning only one death per 1, 000, and assuming
the loss in wages from the cases of sickness to be two shillings a day, it means that
Sheffield, with over 400,000 population, sustains an annual loss in wages of over
£2j,ooo through preventable sickness. This is equivalent to over 4d. in the £ on
the rateable value of the whole of Sheffield, to say nothing of doctors' bills, personal
suffering, and other losses.
Seeing that the preventable death rate is over three per 1,000 (and the illustration
gives the figures on the proposal to save only one) it will be seen that if a clean
sweep could be made of zymotic disease, the advantages would be three-fold greater.
On the ground of economy, therefore, it is manifest that money judiciously
spent in sanitary improvement is not unproductive taxation, but capital bearing-
abundant interest.
Inaction of Local Authorities. — ^Although, as previously stated,
much good work has been done in some directions by some local
authorities, none of them have done what is necessary, and a large
number have entirely failed to fulfil their health and housing responsi-
bilities. The outstanding loans of local authorities amount to about
;^394,ooo,ooo, but only ^^4, 000,000 has been borrowed for building
workmen's dwellings as distinguished from slum-buying.
The annual cost of Local Government to rates and taxes is
^^68,559,329, but probably less than ^25,000 of this is in respect of
building •woxYxng class dwellings, which are self-supporting except where
built on dear slum sites.
Although the Right Hon. John Burns issued a special circular in
January, 1906, to urge the amendment of Building Bye-laws on
common sense lines, to facilitate the building of cheap but good
cottages, only twelve Rural Councils, out of 667, had submitted new
bye-laws up to the end of May, and, in fact, only 131 had replied to
the circular.
In 1904, which is atypical year, only 5,708 dwellings were repre-
sented as unfit for human habitation in the whole of England and
Wales, except London, although there are 5,000,000 dwellings under
;£iS annual value. Only 195 Rural Councils out of 667, and only 125
Urban Councils out of 803, reported action taken in this respect.
Less than fifty councils out of over 1,500 have made any use of the
Small Dwelling Acquisition Act, while only 160 have done anything
under Part III of the Housing Act of 1890.
Only eighty of the various Urban Councils, and only six of the 667
Rural Councils, have built Municipal cottages.
Only 10 applications out of 27 made by Rural District Councils
were granted by County Councils for permission to put in force Part HI
of the Housing of the Working Classes Act, 1890.
LIMITATIONS ON FREEDOM OF ACTION UNDER PART III
A paragraph on page 34 of the Housing Handbook states that
Part HI enables local authorities "to build at any time and for any
reason which may seem good to them," and this is correct so far as it
goes, but where the carrying out of a scheme would involve borrowing
money for the work to be done, which is nearly always the case, the
powers of the local authority would, of course, be subject in such case
to the usual sanction of the Local Government Board for the necessary
loan. The Sheffield Corporation, for example, bought land with some
available funds several years ago, and all went well till it was considered
necessary to take up a loan for the land. Then it became necessary
to get the sanction of the Local Government Board, and some difficulty
was experienced in getting it, probably owing to the fact that they had
not consulted the Local Government Board from the beginning.
Local authorities have failed to do what was necessary under the
Health and Housing Acts, partly because of apathy, ignorance, preju-
dice, and vested interests, but even more largely perhaps because of
costly and difficult procedure or the inadequate powers contained in
those Acts, while so far as sanitary improvements in existing dwellings
were concerned, the scarcity of other suitable accommodation resulted
in the penalising of the tenants by increased rents, following on the
execution of sanitary repai'S.
How Municipalities are Shackled. — The building of
cottages by Town and District Councils is above all other forms of
activity rendered very difficult from the fact that the present legislation
and administration put so many weapons into the hands of obstructive
and reactionary members of local authorities and others who may be
interested in preventing a large number of cheap and healthy dwellings
being provided to compete with their own unhealthy hovels or highly
rented dwellings, or those of their friends. The wonder is not that a
few mistakes have been made, but that anything has been done at all
successfully. Thus land is made dear by the present clumsy and
costly procedure based on a very defective system of valuation which
is all in the interest of the landlord, and generally enables him to make
public bodies pay twice the actual value for land required for public
purposes. The development of the site is also made unnecessarily
expensive in many cases by bye-laws which require new streets to be
made too wide, in too costly a manner, or for small groups of dwellings
that only require simple and inexpensive approaches. The cost of
building is unnecessarily increased by the bye-laws or regulations
expressed or implied that exist in the codes of the various districts, or
that accompany the granting of loans for municipal cottages. These
regulations neither guarantee the erection of healthy dwellings nor
permit sensible experiments and new departures in building construction
except with great risk and difficulty.
The annual charges on capital account are excessive when compared
with the market rate of interest, and with the rate of interest (2^ per
cent.) paid by the Government to working class depositors in the
8
Savings Bank, while the period for repayment of loans is often too
short. The cumulative effect of these and other artificial obstacles
placed in the way of municipal housing schemes is to necessitate, in
many cases, either that the cottages should be let at higher rents than
would otherwise be feasible and desirable, or that a burden should be
cast upon the ratepayers. When the estimates show that under present
conditions sufficiently low rents can only be obtained by putting some
slight charge upon the rates, the slum owners and jerry-builders rise
rampant in their wrath, and after whipping up all their friends who are
interested in maintaining high rents for cottages and high prices for
land, they carry out a vigorous campaign to frighten the timid and too
often overburdened ratepayers into strenuous opposition to the scheme.
The weak-kneed among the housing reformers promptly climb down
and find reasons for giving up all further efforts, and the few stalwarts
who continue to put the life and health of the people before such a
matter as the fractional part of a penny increase in the rates are lucky
if they retain their seats at the next election.
A rather common feature in recent housing schemes was developed
at Teddington with exceptional force, and as it is typical of what may
be attempted elsewhere, a brief account may be useful. A number of
local slum owners, cottage owners, and house and estate agents, took
alarm at the low rents proposed to be charged for the cottages, and
organised an association to wreck the scheme. The local press was
deluged with letters periodically for about six months prior to the
annual district council elections, and leaflets were scattered broadcast
containing all sorts of misrepresentations with regard to the Act of 1890,
and housing schemes carried out elsewhere under Part III of the Act,
while all the public-houses but two had petitions at their bars against
the scheme. Appeals to the prejudices of well-to-do ratepayers, and
to the fears of the tradesmen, lest their rates should be increased, were
made with such success, that although the working classes voted almost
solidly for the housing scheme, half the new members elected were
returned as opponents of it, and in one district consisting mainly of
villa residents and tradesmen, the chairman of the Council, who was
the chief supporter of the scheme, was hopelessly beaten at the polls.
The clergy, and with few exceptions, the great body of organised
Christian men and women were idle or apathetic, while the forces of
greed and self-interesl were unwearying in their exertions against
the supporters of the scheme. Fortunately a majority of the Council
are still in favour of better housing, although, as a result of the
elections, the Local Government Board have requested the Council to
obtain tenders for building the cottages before giving their sanction to
the necessary loan.
Wanted a Municipalities' Disabilities Removal Bill.— In
spite of all these drawbacks, a great deal of useful work has been done
by many municipalities. A careful study of the particulars in the
following pages as to the working out of the various schemes of local
authorities, will convince most people that Parliament should as a first
step help the local authorities by investing them with powers to deal
more cheaply and efficiently with inspection, closing orders, slum
clearance, town planning, land purchase, together with schemes under
Part III of the Act of 1890, and the borrowing of the necessary money
for carrying out such schemes.
Individual Initiative and Government Stimulus. — The next
step should obviously be to give greater powers of initiative to individual
citizens in requiring local authorities to exercise their powers, while at
the same time more advice, assistance, and pressure should be given by
the central government, who themselves need new power, new
organisation, and additional machinery for this purpose. The facts
and figures showing what has been done by the pioneer authorities are
given as fully as possible, so that they may serve as examples for other
bodies either to imitate, modify, or avoid.
A NATIONAL HOUSING POLICY.
One of the most important events during recent years in connection
with the Housing Question in Great Britain, was the great National
Housing Deputation, representing all sections of the Housing move-
ment, and consisting of men and women of all shades of political
opinion, which was received by the Prime Minister and the President
of the Local Government Board on November 6th, 1906.
A memorandum was put before the two right honourable gentlemen
embodying twelve points of reform, upon most of which nearly all
housing reformers are agreed. These proposals were not exhaustive,
and there were individual objections even among the members of the
deputation to certain clauses, but so far as a body of men representing
nearly every section of the housing movement, and holding all shades
of political opinion, could agree to a common platform, the memoran-
dum may be accepted as embodying what we would call the greatest
common measure of the reforms advocated by those whose experience
and studies qualified them to speak with some degree of authority on
this subject.
Nearly every proposal can be based on the recommendations of the
Royal Commission of 1885. The main points have been approved by
an unofficial Parliamentary Committee in 1903, mostly Unionist
members, presided over by Sir John Gorst. Numerous conferences
have approved the main proposals, including the Housing Conference
of the Liverpool Trades Union Congress.
The chief proposals may be summarised as follows :
I. — Extension of the power of "representation" by private citizens so as to
stimulate the provision of new dwellings and modification of bye-laws, as well as the
abolition of nuisances and unhealthy dwellings.
2. — Establishment of Central Housing Commissioners to advise, assist, and
stimulate local authorities (cf. Small Holdings Act).
3.— Compulsory quinquennial house to house inspection with a registei; or record
of size, sanitary accommodation, rent, light and air space, and names of all owners.
BI
4- — Strengthening of law with cheaper and quicker procedure as to nuisances,
overcrowding, and houses out of repair, as well as closing of unhealthy dwellings
and clearance of slum areas.
5. — Revision of bye-laws as to streets, open spaces, and structure of walls and
buildings.
6. — Town Planning and Site Planning powers to be conferred on all local
authorities.
7. — Establishment of joint committees or advisory boards to promote the proper
development of urban areas contiguous to each other or forming part of an
agglomeration round big towns.
8. — Powers with respect to Land Purchase, Transit and Housing to be vested
in one and the same authority.
9- — Promotion of the proper development of villages by encouraging small
holdings, co-operative agricultural societies, and village industries, accompanied by
cheap and adequate means of transit.
10. — Municipal Land Purchase on a large scale on the outskirts of growing
towns to hold for future needs and to facilitate the establishment of model suburbs
and garden villages by public bodies, " societies of public utility," and individuals,
in combination or separately.
II.— Valuation, taxation, and compulsory purchase of land to be improved,
cheapened, simplified, and correlated.
12. — Money to be lent for housing purposes by the Public Works Loan
Commissioners, the savings banks, charities and ecclesiastical bodies at the market
rate of interest.
AMENDMENT OF THE LAW RELATING TO RURAL WATER SUPPLIES.
The following detailed suggestions for the amendment of the law
relating to Rural \Vater Supplies, were submitted on behalf of the
Rural Housing and Sanitation Association in 1907, to the President of
the Local Government Board ;
I. — That local authorities should have power to provide, or cause to be provided,
a supply of water for a group of houses, and to apportion the expense as they deem
just amongst all the owners having houses within a reasonable distance of the source
of supply, and the question of reasonable cost and reasonable expense should be left
to them, subject to an appeal to a Court of Summary Jurisdiction or to the County
Council.
2. — That when a house is occupied without a water certificate ih'ere should be,
in addition to the penalty referred to in Section 6 of the Public Health (Water)
Act, 1878, a daily penalty until a satisfactory water supply is obtained.
3. — That it shall be the duty of the Sanitary Authority to get an order to close
a well when the water is shown to be polluted and dangerous to health.
4. — That sanitary authorities shall make and enforce regulations with regard to
the structure of wells and their protection from contamination.
5. — That further facilities should be afforded for the combination of parishes
(where these are in more than one sanitary district) for the purposes of providing a
public supply.
6. — That where, on the complaint of a local Medical Officer of Health, or the
> County Medical Officer of Health, any parish or group of parishes is without a
proper supply of wholesome water and such a supply can be obtained at reasonable
cost, the County Council shall be responsible for providing such supply, if, after due
enquiry it is shown that such supply is not likely to be provided by private enterprise
or by the local authority.
HAS MUNICIPAL BUILDING CHECKED OR STIMULATED
PRIVATE ENTERPRISE?
In October, 1906, the writer asked a number of Town Clerks
and Municipal Engineers in towns where municipal housing schemes
had been carried out whether such schemes were followed by a
decrease or an increase in the number of dwellings erected by private
enterprise. The first answer received indicated that the rate of
increase of new houses had doubled. Then followed replies that new
dwellings provided by private enterprise had increased in Folkestone,
Finchley, Esher, Heston, Islevvorth, and Wrotham, after municipal
schemes. East Ham, Edinburgh, Croydon, and Burton-on-Trent said
it had had no effect, and only Bradford and Burton-on-Trent reported
a decrease, though in each case other causes were obviously operating,
as the period of tight money had just begun to tell in the building
trade. At Noel Park, near the London County Council dwellings, the
Artisans' Dwellings Company is going on building, but at the Streatham
Estate, where there are no adjoining County Council dwellings, they
are holding their hands somewhat over new buildings.
Although there was a relative decrease in housing accommodation
in London during the years 1891-1896 (London Census 1896) there
■was a more rapid relative mcrease during the years 1896-1 901 (Census
Returns 1901), and as the building of municipal dwellings by the
London County Council began and synchronised with the latter period,
the theory that private building enterprise is necessarily checked by
municipal building enterprise does not fit in with the facts, and so far
as London is concerned falls to the ground.
In this connection it may be added that it is no longer strictly true
to say that there is a lessening of the rate of increase in the building
of new rooms, but rather that a larger proportion of the new dwellings
built are unsuitable for occupation by the workmg classes, and
thus the additional supply of such dwellings may be said to increase
less rapidly.
Reverting, however, to other towns, it is a remarkable fact that so
far from killing private enterprise, the threat to build municipal
dwellings seems at once to stimulate apathetic private individuals and
companies and to bring out the best that is in them. All the best
housing schemes by private or co-operative effort are in or near towns
that have been pioneers of their class in building municipal dwellings,
although only a small number of towns have built municipal dwellings
There may be no direct connection, but the facts are unmistakeable.
Birmingham, one of the first towns to build under Part III, has
Bournville at its doors ; Liverpool has Port Sunlight quite near. The
Co-partnership Housing Societies at Ealing and Sevenoaks followed the
introduction of a municipal scheme. Hampstead Garden Suburb has
followed the erection of dwellings by the Hampstead Borough
Council. (See also pp. 86 Llandudno, no Liverpool, 123 East
Grinstead, and 140 Noel Park).
ALTERATIONS IN THE LAW.-THE ACT OF 1903.
Since the publication of the Housing Handbook the Housing Acts
of 1890 and 1900 have been amended by the Housing Act of 1903,
which makes a number of important changes in the powers and duties
of local authorities. The text of the Act, with forms, circulars, and
explanatory notes, is given in full in the Appendix, but a brief summary
may be usefully inserted here.
Representation. — The twelve or more ratepayers who may appeal to the
Local Government Board in connection with a representation as to an
unhealthy area (sees. 5 and 16 Act of 1890) 7ieed not be the satne twelve
who made the original representation.
Advertisement of Schemes. — Schemes under Part I (sees. 7 and 8 Act of
1890) may be advertised during three consecutive weeks in any months,
and notices may be served during the thirty days next following the
date of the last publication of the advertisement (sec. 5 (i) ).
Confirmation of certain Schemes by Parliament not required. — The order of
the Local Government Board as to such schemes (sec. 8 (4) (6)), need
not be confirmed by Parliament {a) if land is not to be taken com-
pulsorily ; [b) if no petition has been presented by owners of land
proposed to be taken compulsorily ; or {c) if such petition having been
so presented has been withdrawn, but shall under such conditions have
the same effect as a provisional order confirmed by Parliament.
Enforcement of Scheme by Local Government Board. — If a local authority
fail to make a scheme under Part I after an official representation has
been made to them, the Local Government Board may order the local
authority to make a scheme either under Part I or Part II of the
principal Act, and to carry such scheme into execution as if they had
passed the resolution required by sees. 4 or 39 of the Act of 1890. Any
such order may be enforced by mandamus.
Modification of Closing Order Procedure. — If, in the opinion of the local
authority, any dwelling house is not reasonably capable of being made
fit for human habitation, or is in such a state that the occupation
thereof should be immediately discontinued, it will not be necessary in
luture to give notices (3rd -Schedule Housing Act, 1890), to the owner
or occupier to abate the nuisance (sec. 8), but a summons may be applied
for and a closing order may be granted forthwith.
Possession may be recovered in cases of closing orders under sec. 32 of the
Act of 1890 by proceedings under sees. 138 to 145 of the County Courts
Act 1888, or under the Small Tenements' Re overy Act 1838, and ex-
penses may be recovered from the owner as civil debt (sec. -O).
New Forms have been prescribed for Schedule IV of the Act of 1890,
sec. 8 (2). {See appendix page g).
Recovery of Expenses of Demolition. — When the local authority demolish
a house and sell the materials to pay expenses, they may recover any
deficiency from the owner as a civil debt, or as under the provisions of
the Public Health Act relating to improvement expenses (sec. 9).
" Neighbouring Lands " may now be included under a Part II scheme.
Contracting out of Section 75 of the Act of 1890 is forbidden by sec. 12 of
the Act of 1903.
Provision of Shops, Recreation Grounds, etc., under Part IIL — Local
authorities may now, as part of a scheme under Part III, provide shops,
recreation grounds, or other buildings or land which, in the opinion of
the Local Government Board, will serve a beneficial purpose in con-
nection with the requirements of the persons for whom the dwelling
accommodation or lodging houses are provided (sec. 11 Act of 1903).
13
More Money— longer Loan Periods. — Money may now be borrowed for 80
years under the Housing Act, and the usual practice of the Local
Government Board is to grant 80 years in respect of the land, and 60
years in respect of the buildings. Loans previously granted for shorter
periods in respect of schemes under Part III already carried out have,
in many cases, on application, been extended to 80 and 60 years
respectively (sec. i Act of 1903). Unfortunately the Public Works
Commissioners are at present limited by their special Acts to 50 years'
period for loans, but a Bill is promised by the Government for removing
this anomaly, {cf. pp. j§-6 and 160-4 Housing Handbook.)
The limitation to two years rateable value has been removed (sec. i Act
of 1903.)
Rehousing obligations are now extended in connection with future
improvement schemes by sec. 3 of the Housing Act of 1903, and the
schedule thereto as follows :
(a) The rehousing obligation is extended to cases where working
men's dwellings occupied by thirty or more persons of the
working classes are to be taken.
(b) No e?ttry shall be made on such dwellifii^s till a scheme for re-
housing has been approved ordeclaredunnecessary,and entry
may be delayed by the Local Government Board till the new
dwellings or some of them are completed and fit for occupation.
(c) In calculating the number to be rehoused, any person displaced
within the previous Jive years shall be taken into con-
sideration.
Housing Accommodation often unsuitable where
sufficient. — The main object of Housing Reformers is to secure a
larger supply of healthy, suitable, beautiful, and accessible dwellings
for the working classes, with pleasanter surroundings, and at the lowest
possible rents.
All housing laws, bye-laws, and administration should be so ordered
as to promote these desirable ends as far as may be, though it is not
■easy to secure all of them at one and the same time.
For example, a large supply of new and more or less healthy
housing accommodation has been provided in the suburbs of London
and other large towns, but the greater part of it consists either of shops
or small villas, unsuited for occupation by the working classes, and let at
too high rents, where it is not difficult of access, or with unsatisfactory sur-
roundings. For all practical purposes this may be considered non-existent
from the point of view of working class housing accommodation.
On the other hand, there is in many districts a fairly large supply of
old and purely working class housing accommodation, some of it
empty, and at '■^ money rents" which are low compared with what would
be charged for new houses in the same situation. It is, however, not
healthy, and the heavy toll that has to be paid by the occupants in the
shape of, more or less, death, disease, lowered vitality, physical
degeneration and consequential poverty and misery really constitutes
an additional rent which is none the less objectionable because it is levied
in forms not always easily recognised, and because a part of the price
has to be paid by the whole community either in money or in kind.
Up to now nearly all housing schemes, except those on open land
under Part III of the Housing Act of 1890, have necessarily been more
14
or less subsidised by the community, owing to the unsatisfactory nature
of the law and administration regulating slum buying, slum improve-
ment, land purchase, and rehousing.
It may therefore be asserted not only that it is necessary in the
vital interests of the nation to pay for better housing conditions, but
also that it is desirable from the mere pounds, shillings, and pence
point of view to spend money in taking "the stitch in time that saves
nine." It is, however, none the less urgent that all obstacles adding
unnecessarily to the money cost, both as regards initial capital outlay
and subsequent rents of new and better housing accommodation should
be removed, while all measures tending to lessen capital outlay and
rents should be encouraged, provided they do not miHtate against the
healthiness and other proper conditions of the people's homes.
We can, however, only know what to supply, where to supply, and
how to supply the extra accommodation when we have full information
as to the nature and extent of existing accommodation and of the
facilities for providing more.
It is, therefore, essential that every local authority shoul begin its
housing work by a complete survey of the existing dwellings in their
district as well as the land available for new dwellings. The informa-
tion thus secured should be properly recorded and made conveniently
accessible, and on this should be based the town policy of the future.
INSPECTION AND INQUIRY.
The remarkable facts brought to light whenever there is a fairly
complete system of house to house inspection or inquiry in a given
area, show pretty clearly that there must be many districts where the
local authorities, and those who elect them, are ignorant of the real
conditions of housing in their areas. If inspection were made com-
pulsory and the results known, the public demand for better conditions
of living for the poor would become irresistible, and such complete
information would be obtained as to existing accommodation that
future needs could be estimated and provision made for them by a
system of town planning and land purchase.
What Inspection reveals. — For example, in Liverpool during
the two years 1903 and 1904, 37,443 nuisances were discovered through
19,362 complaints made by inhabitants, but no less than 162,921
nuisances were discovered as the result of a house to house inspection
of 59,684 dwellings. There were 9,386 cellar dwellings in Liverpool
in 1904, about 3,000 of which were occupied separately as dwellings
by 9,160 persons.
Out of 22,488 sub-let houses 1,148 convictions for overcrowding
were obtained before the local magistrates. During the year in question
2,174 new houses were erected and 293 taken down, including both
public and private action.
Most useful work follows the knowledge of existing conditions.
The Bishop of Wakefield says that it was shown through inspection
that eight per cent, of the infant mortality in that town was directly
traceable to damp houses.
15
In Manchester there has been a gradual reduction in the number of
pail closets at the rate of about 700 per annum, privy middens 700 per
annum, and wet middens 400 per annum. The death rate was reduced
during the same period to 21 '3 per 1,000.
A house to house survey in Coventry having shown that 593 houses
were overcrowded, and at least 4,495 persons were living under con-
ditions which were not good either from a moral or hygienic point of
view ; the result was a decision to adopt Part III of the Act of 1890.
Women Sanitary Inspectors in Liverpool visit houses at which
births have been registered in the districts with heavy infant mortality, and
leave cards of instruction with the mothers as to the care of infants,
besides giving information when required as to the feeding of infants and
other matters. In one month 1,869 such visits were made. They also
visit school children suffering from minor infectious ailments, such as
sore eyes, sore heads, and skin diseases, suggesting treatment and remedy
in slight cases, and urging a visit to the doctor where necessary. In
one year 3,491 such visits were paid, besides 1,821 visits to diarrhrea
cases. In addition to these duties, they visited dirty and insanitary
houses at the rate of about 18,000 per annum. Nearly all large cities
with any pretensions to a proper sanitary service now have one or more
women sanitary inspectors.
Supplementary Travelling Inspectors for large areas. —
In many districts, however, in the past, these house to house inspections
have only been fragmentary and spasmodic, owing in many cases to
inadequate staff or resources ; hence an increase in the number, and
efificiency of both medical officers of health and sanitary inspectors is
required. A slight improvement is going on in this respect, ac-
companied by an increased tendency to appoint women. In 1904 there
were 1,661 medical ofificers of health and 1,601 inspectors of nuisances
(of whom 22 were women) appointed in the provinces, under the
regulations of the Local Government Board. In London the similar
appointments were 30 medical officers and 319 inspectors of nuisances,
of whom 32 were women. The smaller authorities, however, especially
in rural districts, can only get this work well done by availing them-
selves of the temporary and periodical assistance of a staff of peripatetic
trained inspectors in each county, or other suitable area, all or some of
whom could be available to reinforce the purely local staff for special
work as a quinquennial house to house visitation. Local authorities
who want to carry out a house to house inspection, under present
conditions, find it difficult and costly to get satisfactory temporary
additions to their staff, and some such plan as this would help them
materially, and the results when recorded could be transmitted to thelocal
sanitary authority who could retain all their existing powers for the
necessary administrative action. In this way it would only be necessary
for the larger authority to interfere with the actual sanitary administra-
tion of any given district in those cases where the local sanitary
authority was seriously in default, as they would be if they allowed bad
conditions to exist which were brought to their notice.
i6
A Statutory County Sanitary Committee might be established
in every county or other suitable area with advisory and default powers
over matters connected with housing and sanitation. They should be
the employers of the supplemental sanitary staff, and could so arrange the
survey of their area as to cover the whole of it in the course of five years.
Record or Register of Housing Accommodation. — The
Select Committee on Rural Housinghave recommended that there should
be not only inspection and survey, but what is perhaps the most vital
and effective part of any scheme of inspection, that there should be
established a record or register of the conditions of every dwelling
occupied by persons of the working classes, giving the following
particulars, which should be open to public inspection at the office of
the local sanitary authority,
(i) Situation and address ;
(2) Rated occupier ;
(3) Beneficial owner ;
(4) Freeholder ;
(5) Area of site ;
(6) Number and description of rooms and offices in each house ;
(7) Number of occupants and their sex and approximate age at time of survey ;
(8) Sanitary condition of property ;
(9) State of repair of house ;
(10) Water supply ;
(11) Rateable value ;
(12) If let in lodgings, number of rooms and of lodgers.
For the purpose of securing information on these matters. Form A,
as prescribed under Section g (3) of the Representation of the People
Act, should be served on the owners of all dwellings used or to be
used for human habitation, and should have extended clauses requiring
information dealing with the points above-mentioned.
A similar suggestion was made by the Royal Commission on
Labour, presided over by the Duke of Devonshire, which recom-
mended : —
"That the owners of all houses let at a rental of less than ^^lo a year should be
obliged to make an annual return to the sanitary authority, stating the number of
persons in each cottage, their sex and age ; whether the house is provided with a
proper water supply and a closet, and W'hether the premises are in good repair.
We think that the obligation to make this return would have ihe two-fold good effect
of periodically calling the attention of the sanitary authorities and of owners them-
selves to the condition of cottages."
A Summary of the record should be furnished annually to the local
authority, the Parish Council, the County Council, and the Local
Government Board, and in the case of Rural District Councils, a copy
of that portion of the register comprising the dwellings in any separat-:
parish should be supplied annually to the parish council or to the
parish meeting of such parish.
In Birmingham a special return prepared by the overseers showed
that there were vacant dwellings as follows: — 714 at 4/- or less per
week, 1,500 at 5/6 or less per week, and 1,041 at 6/6 or less per week.
These figures have been hotly disputed. A proper record w-ould show
the exact truth. At the same time there should be inspectors appointed
I?
by the Government to supervise and assist the work, even of the larger
authorities, especially in the direction of giving an independent report
as to the extent to which existing powers were being utilised to remedy
known and specific housing evils in the various areas. This is done in
Hesse and Holland.
ADAPTATION OF DWELLINGS.
Several new schemes have been carried out under section 59 of the
Act of 1890, on the lines of those described in the Housing Handbook
(page 215), but unfortunately they have been confined to the adaptation
of dwellings that are already in a rather bad state of structural and
sanitary repair, and the scheme tor " making down " decent but
deserted or badly let middle-class streets into workmen's quarters, as
advocated by Dr. F. J. Sykes and the writer (page ^19), has yet to be
carried out.
Quite a number of persons, fairly well off however, are claiming
exemption from house duty on the ground that their dwellings come
within the provisions of the Customs and Inland Revenue Acts, 53
and 54 Vic. sec. 26, and 55 and 56 Vic. cap. 25, sec. 4. In this con-
nection it may be well to point out the requirements of the Medical
Oflficer of Health for St. Pancras, who lias specialised on this branch of
housing reform, for not all the persons claiming exemption as above
described have a dwelling complying with these conditions. They are
best seen from the accompanying copy of the certificate of the Medical
Officer of Health under the Act.
CERTIFICATE OF MEDICAL OFFICER OF HEALTH.
Having been informed that the assessment to Inhabited House Duty of the
house described below will be wholly or parily discharged by the Commissioners
acting in the execution of the Acts relating to Inhabited House Duties, provided
that a Certificate of the Medical Officer of Health be produced, and having been
requested to furnish the said Certificate, I hereby certify that I have examined the
house described below, and am of opinion that the house is so constructed as to
afford suitable accommodation for each of the persons inhabiting it, and that due
provision is made for their sanitary requirements, these words being interpreted to
mean that the house is so constructed : —
I. — That the common staircase is permanently ventilated at each floor leve
or by through ventilation, so as to break the common air connection.
2. — That there is at least one water closet, properly and efficiently supplied
with water, for every twelve occupants or less on each floor, dis-
connected aerially from any dwelling in the interior of the building.
3. — That there is at least one draw tap and sink, with a constant supply of
water thereto, for every twelve occupants or less on each floor.
4. — That the buildings are in conformity with the Building Acts and By-laws,
especially as to damp courses, dry areas, concrete basements, etc.
5. — That the water supply is in conformity with the By-laws and regulations.
6. — That the drainage is in accordance with the By-laws and regulations.
7. — That each dwelling is so arranged as to be through ventilated from one
front to another.
8. — That each of the habitable rooms is at least eight feet six inches in height
and ninety-six square feet in area, and has a fire-place and chimney flue.
g. — That on each floor a sufficient space or open lobby is provided accessible
to and for the use of the families on each floor, for the deposit of
refuse, etc. , and
lo. — That accommodation for clothes-washing is provided sufficient for each
family to occupy the washhouse and appliances one day in each week.
Name and Situation of House
Name of Owner or Agent.
Date
Medical Officer of Health for the
Borough of St. Pancras.
The Glasgow Dwellings Company, described on page 216
of the Handbook, do not report quite so favourably on the adapted
property. For nine years the Company paid a dividend of 4 per cent,
to its shareholders, but in 1905-6 the dividend was reduced to 3I per
cent., owing to an abnormal loss by unlet houses. There has been a
general depreciation in the market for property of this kind and in this
position, owing largely to the effect of rapid transit by electric cars, in
redistributing the population mainly to the outside of the city. The
amount lost in bad debts has increased for the same reason.
The Winchester Cottage Improvement Society also finds it a
struggle year by year to pay its 4 per cent, in spite of most careful
management.
Small Dwellings Act 1899. — -Loans have been sanctioned under
this Act up to 31st December, 1905, as follows :
5 County Boroughs.
Birkenhead
Worcester
West Ham
Bristol
17
£
£
3276
Liverpool...
2176
800
1042
10,847
3553
■ Urban
Councils.
£
£
800
Cheshunt (Herts.)
1160
14924
Tollbridge (Kent)
800
530
Tottenham (Middlesex) ..
250
750
Enfield
IIOI
3312
Southall-Norwood
34720
(Middlesex)
815
Hanwell (Middlesex)
150
1430
Maidens and Coombe
5000
(Surrey)
240
413°
945
71057
Erith (Kent)
Gillingham (Kent)
Amble (Northumberland)
Bedwellty (Mon.)
Cherton (Kent) ...
Ilford (Essex)
Waterloo-with-Seaforth
(Lancaster) ...
Barking Town (Essex) ...
Walthamstow (Essex)
Abersychan (Mon.)
One Rural Council — Pontardawe (Wales), ^340.
The total is only ;^82,244 in six years. The periods for' repayment
have been 33 per cent, under 20 years, 33 per cent. 20 years, and ;^;^
per cent, from 25 to 30 years.
CHAPTER II.
SLUM ENDING AND SLUM MENDING.
SLUM DESTRUCTION.
We have first to consider the schemes for buying and clearing,
large slum areas, with subsequent rehousing or attempts at rehousing
carried out by provincial towns.
LOCAL IMPROVEMENT SCHEMES AND RAILWAY BILLS.
Liverpool. — In September, 1902, a street-to-street examination of the whole of
the city revealed the fact that 9,943 structurally insanitary houses remained to be
dealt with, notwithstanding the fact that up to that period the Corporation had
dealt with something like 8,000 houses, the balance, about 4,000, having been,
demolished by owners for the purpose of providing sites for business purposes.
Since 1903, the Corporation has in a similar manner dealt with a further 400 houses,
in addition to which 710 houses have been dealt with by an improvement scheme
under the Housing of the Working Classes Act. 1890, Part I. A further 233 houses
have been demolished by owners for business purposes, leaving a balance of about
8,60c still remaining to be dealt with, but as many of these are situated in wide open
courts, and are very far removed from those which have been demolished, they do
not consequently demand immediate attention. The total cost of these demolition
operations has been nearly ^490,000.
Glasgow. — The purchase and improvement of lands and buildings have
involved the expenditure of ^2,000,000, and new buildings have cost over ^400,000.
Property has been sold and feu duties created to the value of ;^i,ooo,ooo, and the
municipality holds property valued at ;,{^88o,ooo. The amount drawn from the rates
in 30 years is about ^600,000. The total revenue for the year ended 31st yia.y, 1906,.
was ^'105,462 13s. 2d., and the expenditure ;[{'i03,445 13s. 8d., showing a net
surplus of ;!;^2,oi6 19s. 6d. The rate has never exceeded fd. in the ;i^.
Douglas. — The Council has spent ^55,000 on clearance schemes, and
;i{^l6,ooo on three blocks of artisans' dwellings. Other new dwellings are to be
erected.
SLUM BUYING UNDER PART I.
Between 1891 and 1905 inclusive, loans for about ^2,200,000 for
this purpose have been raised as follows : —
/. £
Bath C.B. ... 10,012 DevonportC.B 79,284
Birkenhead C B. 40,597 Dudley C.B. ... 180
Birmingham C.B. 30,100 Leeds C.B. ...923,318
Bolton C.B. ... 4,540 Leigh B. .. 25,631
Bournemouth C.B. 1,100 Liverpool C.B. ...178,981
Bradford C.B. ... 26,992 Manchester C.B. 285,005
Brighton C.B. ...111,861 Plymouth C.B. ... 96,600
Coventry C.B. ... 1,277 Prescot C. B. ... 13,120
Details as to some of these schemes are given on pp. 45-51 of the Housing
Handbook, but the following additional particulars may be of interest : —
Bath. — Lampards Buildings have been cleared, and 34 houses, containing
38 dwellings, situate in the upper part of the city have been erected to 1st November,
1906. Nearly all are tenanted. The rents are collected weekly, and give very little
trouble. This has been rather a costly scheme owing to compensations to owners of
Portsmouth C.B. ..
£
. 4,000
Sal ford C.B.
Sheffield C.B.
• 69,940
.131,208
Southampton C.B.
Stretford U.D.C. ..
61,005
. 26,650
Sunderland C.B. ..
. 8,245
WiganC.B.
• 76,598
property and other charges, also owini; to the fact that retaining walls had to be
erected to support properties, etc., as tlie site is upon a very steep gradient. A
wonderful improvement in the neighbourhood has been effected. Cost of erection of
houses, ;i^7,200 ; compensations, purchase of ohl properties, erection of retaining
walls, street works, etc., etc., ^,9,500 ; total capital outlay, ;;^i6,700.
Birkenhead. — Cleared 2^5 acres of land and 23S houses, and built 18 cottage
dwellings and 70 tenement dwellings. Four areas forming part of the last scheme,
and containing 3,457 square yards and 95 houses, have been purchased, but the
houses have not yet been demolished. Tenders for erecting 18 additional tenements
are under consideration.
Brighton. — Cleared areas in Cumberland Place, St. James's Street, and Spa
Street, at a cost of ^^105, 892, less .^^15,587 received for land sold.
Devonport. ^Cleared areas in James Street and Ordnance Street, and covered
them with 105 tenement houses. Capital cost £a,%,2'T].
Leeds. — Carrying out scheme for clearing 75 acres. Cost ^500,000.
Manchester. — Cleared Oldham Road and Pollard Street areas, five acres,
costing about ^^107, 000. Displaced 1,870 persons, and rehoused 1,824, at a cost of
;i^ 1 13,922. Death-rate of district materially reduced.
Plymouth. — Cleared 7,973 yards and displaced 813 persons, at a cost of
;^34,667. Ikiilt blocks and flats to house about 1,600 persons, at a cost of ;if59,623
•excluding land. Income ;if3,i38. Expenditure ;^i,373, in addition to capital
■charges.
Prescot. — Borrowed ;^6,ooo for clearance scheme for 80 years under Act of
1903, and carried out some of the work. In 1905 another sum of ^^1,750 was
borrowed for completing the work.
Salford. — Cleared areas displacing 1,459 persons. Built municipal lodging-
"house for 2S5 persons, with block dwellings and cottages to house a total of 2,432
persons. Total capital expenditure ^272,136, involving a subsidy of ^3,217 from
the rates.
Sheffield. — Cleared the Crofts area of about five acres, at a cost of ;^I05,327,
and built 124 dwellings on part of the site. Further dwellings are to be erected.
Southampton. — Area of about three acres cleared, and lodging-house and
artisans' dwellings, flats, and cottages erected at total cost of ;,{,77,652.
Stretford. — Cleared area and built 20 double tenement houses.
Sunderland. — Cleared area at cost of £2 14s. id. per yard. Built 48 two-
roomed dwellings at 3s gd. and 4s. per week, and 36 three-room dwellings at 4s. 9d.
and 5s. per week.
Wigan. — Cleared area. Built 160 cottages, and sold them recently.
SLUM BUYING UNDER PART II.
Schemes under Part II have been very few in number, and the total
amount borrowed from 1890 to 1905 inclusive only amounted to about
;;/^i 16,000, made up as follows : —
Coventry ... 145 Hereford ... 3,195 Manchester ... 22,995
Darwen ... 32,492 Lancaster ... 1,200 Ormskirk ... 960
Eccles ... 37,015 Leeds ... 10,983 Tamworth ... 6,001
The total amount borrowed under the Artisans' and Labourers'
Dwellings Acts and the Housing of the Working Classes Acts by
local authorities, outside London, in England and Wales, during the
last 20 years was 3^4,653,133, out of a gross total of loans during that
period for sanitary and other purposes of ;j{^i 19,663,1 12. About half
this was spent on slum buying, and the other half in providing new
dwellings. That is to say in 20 years little more was spent on housing
ihe tv or king classes than the cost of tivo battleships.
SLUM IMPROVEMENT.
Local authorities are beginning to recognise that the obHteration of
the slums under the existing law is impossible on account of the
enormous cost, so they are trying to brighten and improve them by
letting in more light and air.
In Manchester the procedure now is :
1. A house to house inspection by the inspector.
2. The UnheaUhy Dwellings Committee make a visit.
3. An order is made for repair, improvement, water supply, provision of
paved back vard, or closing the dwelling, as the case may be.
4. A small subsidy is paid owners who convert pail closets into water closets.
Between 1885 and 1905 no less than 5,772 back to back houses
were closed, and 4768 re-opened after the demolition of some to provide
yard space, either by taking away the rear half of one row of houses or
by demolishing alternate houses, and removing houses at the blind end
of the numerous cul-de-sacs.
In Nottingham 205 houses were cleaned out and repaired in the
year by order of the sanitary authority. The Medical Officer says,
however, that : — " One of the greatest difficulties in the^ way of drastic
action under Part II and the Public Health Act, is the fact that the
closure of the houses concerned would mean financial ruin to certain
thrifty people who, attracted by the relatively large return afforded
while the houses remained open and occupied, and knowing nothing of
the risk of owning such property, had invested their life savings in
purchasing them. On the closure of the houses the income of these
people ceased, and with regard to their indirect resources they were not
in a position to obtain the means of rehabilitating them. Some steps
ought to be taken to warn people and deter them from buying poor
and decayed property, however large the immediate return from it."
The Worcester Town Council have been busy under Part II, but
there have been objections to putting in a damp course to houses, and
considerable opposition to the action of the committee from several
agents and owners, one a member of the Council.
In London during the years 1903 to 1905 the average annual
results of action under Part II were as follows :
Houses Houses Closing No
represented, patched orders. action,
up.
Eight Borough Councils ... 122 56 20 44
In the provinces during the years 1903 to 1905 the number of
authorities taking action was about the same each year. Average
annual results were :
22
Average Average Average Average
Average number of Average of of houses houses of of de-
Councils, population. repre- patched closing molition
sented. up. orders. orders.
41 County Boroughs 5,926,814 1,446 436 302 44
57 Boroughs ... 1,248,566 566 265 76 II
T2I Urban Councils 2,004,723 1^,295 774 ^4^ ^^
186 Rural Councils 2,592,411 1,762 i)394 98 17
405 11,772,514 5,o6g 2,869 622 88
Several cf the larger councils took proceedings under local Acts or
under the Public Health Acts, and these are not included. On an
average about 600 houses each year have been voluntarily demolished
by the owners after being represented under the Act. The totals for
the seven years ended 1905 were as follows : — Representations, 33,746 ;
houses patched up, 17,210; closing orders, 4,220; demolition orders,
748.
It will be noted that the reported representations were more
numerous in proportion to population in the rural districts than in the
other districts, but the proportion of c'osing and demolition orders
granted was much smaller, being less than 6 per cent.
BIRMINGHAM.
Birmingham is a city with a population of 528,181 persons, living
in 109,942 tenements, half of which are of four rooms and under,
while between 30,000 and 40,000 of these are of the back-to-back type.
The census of 1901 showed that there were 53,936 persons living under
conditions of overcrowding in tenements of four rooms and under.
On the other hand, it was reported by the Housing Committee m 1903
that the number of void houses in that year was as follows : — 859 at
4/- per week, 1,912 at 4/- to 5/6 per week, and 1,729 at 5/6 to 6/6 per
week, or a total of 4,500 houses. Be this as it may (and the last-
mentioned figures are hotly disputed by some of the working class
leaders), it is obvious that in a town containing just 1 10,000 houses
built in the early days of the great industrial development in England,
there must inevitably be a large percentage of " unfit " dwellings which
ought to be kept empty till they are rendered less dangerous to health
and life. Large numbers of the houses are in mean streets and courts,
described in the following words by Dr. H. Bagster Wilson, Medical
Superintendent of the Birmingham Mission : —
These streets, from which every suggestion of beauty has visibly departed till
familiarity breeds a weary tolerance on the part of the observer who becomes
accustomed to meanness, sordidness, decaying walls, patched windows, unhinged
doors, nay, even to filthy and exposed public conveniences, and litter not only in
every corner where the wind can drift it, but in the streets themselves, which form
no little part of the nursery accommodation of the children swarming therein.
Poor little mites, what other play-ground have they ? I have seen them punched out
and struck out, ill-clad, and munching at the last moment the crust of dry bread
provided to sustain life and to produce Englishmen and Englishwomen of noblest
physique, prepared to sing " Home, Sweet Horr.e," and " Rule Bri/annyet !"
^ZSZ"OXCZS.
sSurpjmg '
•paAomsi ^
s3arp[mg "
26
But what are these archways, these long, low tunnels, where you may tread a
child down as daylight fails, and through which your bicycle can scarcely be pushed ?
You enter one with a house on your right and one on your left. You pass along.
Where does that house finish ? Go on. You emerge into a dirty square, and now
there is a house right and left, but behind yon ! Therefore those four houses must be
back to back ; two have the street pavement for a back yard, and the other two have
a part of the square. They are "back-to-back" houses, and the square is a
"court." As if the air of our area were not fetid enough to start with, society com-
pels our people to live in homes round which, and througn which, a free circulation
of such air as there is, is absolutely precluded by bricks and mortar. However
saturated with effluvia the walls may be, though one or two sick children may sleep
with the healthy, or a man, slowly going to pieces through consumption, with wife
and two or three children (perhaps half grown up girls) though most of the births,
must take place in one of the (usually two) bedrooms, and the downstairs room is
occupied from morning to night for every purpose except the night's rest, and is often
crowded — there is no through ventilatiuti !
A large proportion live in tenements of three rooms, that is there is one common
room for kitchen, sitting-room, nursery, j arlour, the same room for meals, smoke
room, dressing and undressing of children, preparation of home lessons, sewing,
nursing a sick child downstairs, etc., etc. Where there are children, home life is at
times intolerable except where high principle rules, and, in any case, there is almost
no scope for the development of the aesthetic side of existence when a whole family
lives, moves, and has its being within an enclosure the size of a butler's pantry.
It is pretty clear then that the quality of much of the existing
accommodation is very bad, and although opinions are divided as to
sufficiency or otherwise in quatitity, the margin is obviously too narrow.
In twenty-five streets, with a population of 9,878, there were 1,559
deaths in five years, or a mean death-rate of 31 "6 per 1,000.
The following figures were published in 1903 by two of the leading
workers in the Birmingham Medical Mission (Messrs. H. Bagster
Wilson and George B. Wilson) relating to the Floodgate Street area at
Birmingham.
The area consists of seventy-six acres, and has a population of about 7,000.
The death-rate in the area was 32 per 1,000, as against 16 per 1,000 for the whole
town. The infant mortality rate was 252 per 1,000 births, as against 157 per 1,000.
A medical mission treated in less than three years 1,146 cases of sickness, the
greater proportion due to preventable causes. All the denizens of the area lived in a
state of under-health or non-health.
Out of a population of under 7,000, the recipients of public or private charity
numbered 2,500 in these proportions :
General Hospital 625 cases.
Workhouse Infirmary ... ... ... ... 150 ,,
Orders for Workhouse (half-year) ... ... 227 ,,
Orders for medical relief (half-year) ... ... 37 ,,
Orders for poor relief (half-year) ... ... 48 ,,
Cases treated by Medical Mission ... ... 280 ,,
At City Asylum 9 ..
Children clothed 162 ,,
Children fed at school in winter 230 per day.
Convictions of all kinds 388 cases.
Complaints investigated by Society for Prevention
of Cruelty to Children 21 ,,
Charity in money or goods ;^500 a year.
Cost to the public, not less than ... ;^io,ooo ,,
In October, 1901, an unhealthy area in the parish of St. Lawrence,
was "represented" by twelve ratepayers, under sec. 5, Part I of
the Housing Act, 1 890, and reported accordingly by the Medical Officer
27
of Health. After investigations by the Housing Committee it was
decided in March, 1902, that as schemes under Part I had everywhere
proved to be expensive, cumbrous, and subject to delays and hitches of
all kinds, it would be preferable to deal with the area under sections
30 to 38 of Part n of the Housing Act 1890, by removing obstructive
buildings, and either closing or securing the improvement and repair of
unhealthy houses
The city of Hull had already done a great deal of work on these
lines, for between June, 1898, and May, 1902, no less than 1,425
houses had been represented under Part H, and 362 buildings of
various kinds demolished, on a total area of 16,861 square yards.
Under the vigorous and able leadership of Councillor Nettlefold, the
Birmingham Housing Committee have since followed up this policy,
and have improved even upon the example of Hull. Between January,
1902, and December, 1906, no less than 3,303 houses were represented
by the Medical Officer of Health under sections 31 and 38 of the
Housing Act of 1890. The law with regard to this work will be found
in the Housing Handbook (pp. 30-32, and App. 13 and 15), but it may
be both interesting and instructive to give a few details as to the
practical methods, the nature of the difificulties, and the general results.
In the year 1904, Dr. Robinson, the Medical Officer of Health for
Birmingham, described the kind of dwellings dealt with by the
committee as follows : —
A large proportion of the houses are badly constructed, and have unhealthy
surroundings. Most of these have damp floors in the lower rooms through the tiles
being laid on the bare earth. The walls are damp from absence of any damp course,
from defective brickwork and pointing, and from defective spouting. The woodwork
is decayed and rotten from damp. The surfaces of the walls and ceilings are not
smooth and hard, and therefore allow of the accumulation of dust and dirt. In many
cases the filth of ages is accumulated aVjove the lathing of the ceilings and behind
skirting boards and wooden dados erected to hide damp.
In addition to the above, the environment of such houses is distinctly Ijad. In
many there is insufficiency of daylight. In a large number there is no chance of
getting a reasonable supply of fresh air, from the fact that the houses are built in
crowded courts.
In many of these courtyards pan closets still exist. The stench from these, even
when the pans are empty, pervades the courtyard, and can be smelled in the interior
of the houses. These closets, like the houses, are of the cheapest and most slim
construction. They are constantly getting out of repair. They are, like the yards,
used by more than one house, and it is only reasonable to expect that one tenant will
object to cleanse away filth made by another.
The method of procedure is clearly and fully described by
Councillor Nettlefold in his recent report on "A Housing Policy,"
pp. 39-46. It is briefly as follows : —
I. — Houses are represented to the Housing Committee by the
Medical Officer of Health as being unfit for habitation.
2. — Notices are served on the owners to make such houses fit.
The name and address of the owner have to be traced and notices served. This
is often a very lengthy business ; owners of slum properties are not always anxious to
disclose their names. In the case of obstructive buildings, the proceedings are also
very tedious, so the Housing Act requires the co-operation of all the interests before
the houses can be removed, and it is often necessary to deal with freeholder, lessee,
sub-lessee, and mortgagee, before finally proceeding against any obstructive building.
28
3. — Owners are invited to interview the authorities before spending
any money, so as to avoid useless expenditure through failing to know
what was required of them.
Every endeavour is made to consider each case from the point of view of the
property owner, as well as from that of the local authority. Negotiations are often
delaved by the property changing hands once, twice, and sometimes even three times
before some one is found willing to undertake the necessary repairs. Even then the
negotiations often take a considerable time, after which the work itself has to be
carried out.
Under the provisions of the Act, considerable time has to elapse after the
notices have been served, to allow the owners an opportunity of taking action on
their own account. In Birmingham it is usual to allow more than the statutory time
to elapse, in consequence of a wish to this effect frequently expressed by the local
magistrates. Specifications of work to be done are supplied when asked for.
4, — If negotiations with the owner fail, legal proceedings are taken
and closing orders are applied for.
When closing orders are granted progress is greatly helped, but when adjourn-
ments are allowed great difficulty is experienced in getting the necessary repairs
promptly and efficiently executed.
There are other houses and courts where repairs have been executed by property
owners themselves, not under the supervision of the Corporation, but under adjourn-
ments granted, in spite of the strongest and clearest evidence given by well-known
authorities of the highest possible standing. Work done under these adjournments
has not been done thoroughly, and has brought discredit on the Birmingham Cor-
poration in the minds of those who thought it had been supervised by the Housing
Department. That is not all. Repairs done under adjournments invariably cost
the property-owner more in the long run than repairs done under the supervision of
the Housing Department. There is, therefore, the double disadvantage of work
badly done and greater expense to the individuals concerned.
The following are instances of houses repaired under adjournments
where the work has not been satisfactory done : —
No. 41, Clarkson Street ... ... ... Adjourned eight times before house
was repaired. Work unsatisfactory.
No. 51 Court, Summer Lane Six adjournments. Work unsatis-
factory, and yard unpaved.
No. I Court, Banbury Street ... ... Five adjournments. Work unsatisfactory.
No. 27 Court, Hatchett Street Four adjournments.
Nos. 6, 7, and 8 Courts, Cecil Street ... Six adjournments.
No. 14 Court, New John Street ... ... Four adjournments.
Each adjournment puts extra and unnecessary expense on the ratepayers.
The following statement by Councillor Nettlefold of work done is
well worthy of consideration.
Work done by the Birmingham City Council Housing Department
from January, 1902, to December, 1906: —
Houses represented as unfit for habitation 3>303
Houses rendered habitable ... ... ... ... ... 1,203
Houses undergoing repairs
Hou.ses demolished ...
Notices unexpired
Closing orders obtained
312
520
1,268
923
SXSX-OXCiES.
31
In addition to the 1,203 houses rendered habitable, 267 have been repaired
without notices. In every case the pan closets have been converted into w.c.'s, with
new drains, the latter being provided with inspection chambers, intercepting traps,
vent shafts, etc., which in some cases incurs a considerable expense to the owners.
Of the 1,268 outstanding, 318 are awaiting the statutory time limit (including
three months suggested by the Justices), and in 189 cases proceedings are being taken
for demolition. This work has cost the Corporation nothing Vjeyond small legal
■charges. In the remaining 761 cases negotiations are proceeding for the removal of
obstructive buildings, etc.
Fifty-six courts have been opened to their respective streets by the removal of
■94 houses, at a cost to the Corporation of /,3,i32 5s., and at a cost to the owners,
including repairs done to houses in the courts, of approximately ^[{^30,000, showing an
expenditure by the owners of nearly ;^ 10 for every ;^I spent by the Corporation.
These figures apply exclusively to courts that have been opened out by the
removal of obstructive buildings.
Numerous properties have been repaired and reconstructed according to the
Committee's specifications, and under the supervision of their inspector, at a cost to
the owner varying from ^^200 to ;^I,400 per property, without any expenditure by
the Corporation.
The photographs of courts herewith, showing what they were before
being dealt with by the Housing Committee, and also the present con-
ditions of the same courts, will be interesting and instructive.
The objections urged against extending this procedure on a large
.scale are : —
(a) That it forces up rents by amounts variously estimated at
6d. to i/- per week.
(^) That the number of bad houses is so great that the process of
selection can only be arbitrary.
(c) That it inflicts great financial losses on persons ill able to
afiford them, especially in the case of those who have
acquired the short unexpired period of a lease.
(d) That in a few years the property will be bad again, and that in
the meantime the site, surroundings, and structure are so
saturated with deleterious matter that even completely
renovated houses cannot be really healthy without
demolition.
A'-more serious objection, however, is that in the present state of
the law the magistrates will not enforce really adequate improvement of
the dwellings. The Birmingham bench of magistrates, for example,
had to deal with a case in which the minimum requirements of the
•Committee were as follows : —
(l) All decayed and loose tiles to Vje taken out and roofs repaired; (2) vent
shafts to be fixed to the drain at the building line ; (3) sanitary sinks and water
service to be provided at each house, with 4-inch gullies to take the discharge ; (4)
new casement windows to be provided to bedrooms where necessary, and at least
-one-half of the window area to be made to open ; (5) ventilated food cupboards or
pantries to be placed in four of the houses where they are not already provided.
32
The case came before the court twice, and it was alleged that the owner had
gone on with repairs to the houses without consulting the authorities, and that, in
their opinion, the work was very badly done, and amounted to nothing more than
slum-patching. On the suggestion of the Bench a note was then given to defendant
setting forth the committee's requirements. A difference of opinion arose on the five
points insisted on, and the committee were prepared to say that unless they were
carried out the houses were unfit for human habitation, but they left the case in the
hands of the Bench. If the justices decided that the requirements were unnecessar}',
then theie would be an end of the matter.
Dr. Robertson, the City Medical Officer of Health, said he was of opinion that
sinks and an inside water supply were absolutely necessary in town districts. Often
the dirty habits of tenants were attributable to the fact that they had to go outside
for water.
The owner's representative said they did not see their way to give in to the
Housing Committee on the third requirement. They were strongly advised that
sinks would spoil the property.
Evidence for the defence was given by an estate agent, who regarded sinks as
objectionable additions to this class of property.
Eventually the Bench decided that the third requirement as to sinks and water
service need not be carried out at the present moment, but a better outside water
supply should be provided.
THE CAMBERWELL EXPERIMENT.
Reference to the Camberwell Experiment was made in the Hand-
book (p. 220), and as the scheme has been in operation five years,
some idea can now be formed of its working and its lessons. Briefly"
stated, the experiment is an attempt on the part of the Metropolitan
Borough of Camberwell to reconstruct and improve the Hollington
Street insanitary area, consisting of nineteen streets, containing about
571 houses, by gradually acquiring the various leasehold and freehold
interests in the property under Sec 57 (2) of Part III of the Act of
1890, instead of making a scheme under Part I.
The original state of the district is thus described by Mr. Charles
Book (Life and Labour of the People, Vol. i, p. 273).
Of the bad patches the most hopeless is the block consisting of Hollington
Street, Sultan Street, and a few more lying to the west of Camberwell Road. It is
the despair of the clergy, who find it impossible to put any permanent social order
into a body of people continually shifting, and as continually recruited by the incoming
of fresh elements of evil or distress. Bad building, bad owning, mismanagement on the
part of the Vestry, and apathy on the part of the Church, have each had their share
in bringing about the condition of things which now demands and tasks the best
united efforts of us all to put right. This block, as is so often the case when bad
conditions triumph, is without thoroughfare .... and it would seem that no radical
change can be made in its fortunes except by altering this.
Mr. George R. Sims also wrote in the Daily Telegraph :
I knew something of Hollington Street — its hopeless poor, its criminals,? its
haddock smokers, its human wreckage, and its environment in the old days. _jThis,
until recently, was one of the most hopeless districts of London. Here vice and
poverty pigged side by side, nauseous trades which poisoned the atmosphere were
carried on in dwelling houses ; ruffianism was rampant and crime found a harbour
of refuge.
33
Procedure. — ^The Housing Committee's plan which offered the
Dest hopes of success, and the only possible means of providing the
very poor with housing accommodation, at the low rents they are able
to afford was :
1. To gradually purchase house property in the area by agreement, as
opportunity offered.
2. To demolish the worst of the old houses, and rebuild good cottages or
flats on the site.
3. To adapt and put other houses into sanitary repair, by expending on
whitewashing and repairs what would be the landlord's profit over and
above the return on capital outlay, which of course the Council would
require to provide.
4. To let light and air into the narrowest and most shut-in streets by removing
obstructive buildings and making new thoroughfares.
5. To remove nuisances from the yards, and to prevent filth accumulating on
the surface of the street, by putting down easily cleaned asphalt.
6. To make the pavements wider and plant trees at the sides of the roads.
7. To continue to let the houses out to the poorest class of tenants at a very
low rental, and under better sanitary conditions.
8. To endeavour to reduce sub-letting to a minimum, bj' making the Council
as fas as possible direct landlord to every tenant, thus getting a higher
rental return without any increase on the part of the tenants.
In pursuance of this policy the Council has acquired an interest of
some kind or other in just 500 houses, at an average cost of about
:^ioo for the freeholds and ^160 for the leaseholds. The total loan
expenditure on purchases so far has been about ^60,000, and the
amount spent on adaptation has been about ^6,000, which works out
at about ^45 per house dealt with, or ^6 los. per room, thus bringing
the total cost of each six-roomed house to ^300 freehold or ^50
per room.
It will readily be inferred from these figures that the Council has
done only a minimum in the way of adaptation and structural repairs,
and as most of the houses are very badly built it would be extremely
difificult to do anything in the nature of really effective structural re-
arrangement or improvement, except at a greater cost than building a
new house. Hence the appearance of the adapted dwellings leaves a
great deal to be desired, and the Council are somewhat reluctant to
enforce strict rules as to cleanliness on the somewhat difficult class of
tenants they have to manage. It can, however, be said for the social
results of the scheme, that the Council are becoming the owners of the
area without displacing the tenants, and that as regards surroundings
and simple sanitary accommodation, the people are 30 per cent, better
off without having their rents increased, while the frequent cleansing and
the improved standard of sanitation — poor though it may be — is having
its effect on other adjacent properties belonging to private landlords.
'J'he Council has also widened the present footways of Crown,
Hollington, and Sultan Streets, taking up the old paving and sub-
stituting asphalte for footways and roadways, and planting trees along
the footpaths. Beckett Street, long notorious for its loft. roadway and
insanitary houses, has now a roadway double the width and good
sanitary houses have been built. Baily Street, a new 40ft. road, is
nearly completed, and will open up the neighbourhood.
c
34
The houses on the north side of Beckett Street were so bad that they
were demolished. They cost p/^1,050 for the leasehold and ^1,700
for the freehold, and W'ith ^750 for the freehold of an adjoining block,
a site was provided for the erection of four houses of six rooms and two
sculleries, or 24 rooms and 8 sculleries, besides 18 flats of two rooms
and a scullery, or a total of 60 rooms and 26 sculleries. The cost of
building by direct labour was ;£3,4°3 o'' ^57 per room, and 6'i6 per
foot cube.
Financial Results. — Assuming the cost of acquisition and
subsequent adaptation or repair of the 571 houses to average ;^3oo per
house, the total cost of acquiring the area will be about ;^i 70,000.
The first purchase of property was made early in 1902, and during
the first two years the accounts showed surplus balance in hand, owing
to the fact that only a few loans had been taken up in respect of part of
the purchases, and consequently only a small sum appeared for loan
interest and redemption. Moreover, during the first year no expendi-
ture was incurred out of revenue for repairs, these being capitalised and
spread over five years. The following is a short summary of the
accounts during the five years to 31st March, 1906 :
Income.
Gross Rental
L-.ess —
Empties .. 1672 12 0
Irrecoverable
Arrears... 699 17 0
Allowances 120 12 2
£
16,210
2,493
13,717
*i,589
s.
3
I
2
0
d.
6
2
4
II
Expend
Working Expenses
Rates, Taxes,
Insurance
and Water 3813
Repairs 15 per
cent, on gross
rents ... 2192
Repairs Fund 779
Management and
Sundries Ii53
Loan charges —
Interest .. 2835
Repayment 2539
ITU
12
7
8
13
re.
5
7
0
I
7939
5374
1992
s. d.
Total Income
Deficit ...
0
6
7
10
7 5
14 9
Ground Rents
;i^i5,3o6 3 3 ;^i5,3o6 3 3
*The deficits from previous years bring up the total to ;^4,470, and a rate of ^d. in
the £ has been recommended to wipe this out, instead of keeping the amount
in a suspense account until the gradual acquisition of the properties, and the
expiration in 1909 of some temporary loans improves the finances and wipes out
the deficit.
THE KENSINGTON EXPERIMENT.
The Notting Dale area of this royal borough adjoins the Shepherd's
Bush terminus of the " Twopenny Tube," and has had a population of
4,000 living under sad conditions for years. The general death-rate was
49-5, and the infant death-rate during a period of five years reached the
appaling figure of 454 per 1,000 births registered. With a view to
retaining the tenants by avoiding an expensive demolition scheme under
Part I, the Council decided to buy and adapt the dwellings in Kenley
Street under Part III, sec. 59 (2) (3). Owing to the obstacles placed
35
by the existing law in the way of public bodies buying property at its
market value, the first purchases were effected without publicity from a
fund advanced on the personal responsibility of the Mayor. In this
way the freehold ground rents of 28 houses in Kenley Street, ground
leases with possession of six of these, a freehold at 16, Tobin, Street, and
a leasehold ground rent of ;j^2o per annum on five houses in Hesketh
Place and Thomas Place were acquired at a total cost of ;^i 2,335. ^t
first freehold ground rents, privately purchased, were ^200 per house,
but afterwards the Council had to pay ^300 when it was known the
Council was buying. The houses on the north side with four habitable
rooms, were as a rule let at 16/- per week, nearly half the rooms being
sublet by house farmers at rents as high, in some cases, as i/- per night
for a so called furnished room. In buying the leasehold and other
interests there were, as a rule, two or three persons interested in a
single property, whose solicitor's and surveyor's charges had to be paid.
It was decided to remodel the 26 houses on the north side, which had
two floors and no basements. The improvements comprised new
floors, ceilings, and partitions, increased light and ventilation, with the
addition of a separate scullery and sanitary convenience to each of the
52 tenements made out of the 26 houses, to some of which a new
living room was added, making three-room tenements. The high yard
wall of the houses was replaced by an iron railing ; new ranges, stoves,
dressers, larders, and cupboards were also fitted.
This section of the scheme may be thus summarised : — Twenty-
six houses adapted, providing 31 three-room suites and 21 two-room
suites, at a cost of ;j^8,i59, or rather over ^60 per room.
Two houses were pulled down and replaced by a three-storey house,
containing six two-room dwellings, with scullery and lavatory complete,
at a cost of ^1,552 or ^129 per room — far too high an amount.
The south side of Kenley Street being only T6ft. yin. in depth, and
with no space at the rear, the building line was brought forward, and
six detached blocks, with ;^6 two-room dwellings costing ^116 per
room, were constructed. In the process of reconstruction of the area
the road was widened by 4 feet, and 1,500 square feet added to
Avondale Park adjoining.
The houses in Hesketh and Thomas Place were converted into 26
single room tenements, at ^92 per room, making a total of 120 tene-
ments with 245 rooms. Unfortunately, most of the old tenants have
gone, only 84 out of 350 being rehoused on the area, the other
tenants coming mainly from the surrounding neighbourhood. This
experience emphasises the fact that the mojority of the really inveterate
slum dwellers will escape living in dwellings where their sanitary
standard of living is compulsorily raised, but even more where their
method of getting a living is not exactly regular or reputable, as was the
case with many of the old residents in the Notting Dale area.
The freeholds and leaseholds of the 50 houses with 200 rooms cost
^23,045 ; law and other expenses ;^i,5oo ; rebuilding, remodelling,
repairs, and architects' fees ^20,485. Total _;^45,o3o.
36
The financial aspect of the scheme is seen in the following esti-
mates of income and expenditure : —
Inxome.
;^ s. d. ;^
8 single-room suites at 3/6 180
x8 single-room suites at 4/- 3 12 o
18 two-room suites at 6/6 517 o
42 two-room suites at 7/- 14 14 o
12 three-room suites at 7/6 4 10 o
19 three-room Suites at 8/- 7 12 o
Cottage, yard, etc., at 26/- I 6 o
Equal to per annui
58 19 o
2,025
Expenditure.
£ s.
d
£ s.
d.
Fire Insurance ... 12
15
0
Rates 340
0
0
Taxes ... ... 63
0
0
Water 45
0
0
Caretaker 78
0
0
Repairs, clean-
ing, etc 150
0
0
Loss of rent, two
weeks ... ... 79
5
0
Gas 36
0
0
Contingencies .. 20
0
0
Establishmentcharges loO
0
0
09 A
0
Q
y^4
1,101
8
0
Add freehold ground rent
(until Christmas, 1929)
19
0
0
Net income
1,120
8
0
^45,030 at 34 per cent.
Annual instalment ...
Loan Charges.
1,576 (Interest first year)
750 (Assuming 60 years' loan)
2,326
1,120
1,206 Estimated charge on rates to Christmas,
1929 (decreasing annually as loan is
paid off by ;^26 5s.)
In 1929 the rack rents of the Hesketh Place and Thomas Place properties,
estimated at some £28^ per annum, will be receivable by the Council, which will
thus reduce the charge by some ^266 per annum.
It should also be noted that the ultimate net deficiency of (say)
^940 per annum, will be almost met by the annual instalment of
principal, and if the central government would treat Kensington as it
treats Ireland in the matter of loan charges, they would only be
^1,463 per annum, and the whole scheme would be practically self-
supporting. At the same time reasonable alterations in the law and
practice of slum buying and building would quite easily have reduced
the capital outlay by 30 per cent., although even under present
conditions, Kensington has paid too much for building its new dwellings.
CHAPTER III.
DWELLINGS BUILT BY LOCAL
AUTHORITIES.
LATEST AVAILABLE STATISTICS.
The preparation of a fairly full and up-to-date record of the various
municipal housing schemes throughout the country has made it
necessary to adopt some method of stating the work done and the
financial results in each case, which will give the essential information
while keeping within the limits imposed by space. For this reason the
main facts as to each housing scheme are put in tabular form for
reference on the following pages, so that any person wishing to visit the
municipal dwellings in various towns will find in the tables a sufficient
guide in nearly every case as to the size of the town ; the locality of
the houses ; the approximate date of erection ; the number and kind
of dwellings built ; the area of the site ; the cost or housing valuation
of the land ; the cost of roads and sewers ; the cost of building per
house and per room, with full particulars as to the weekly rents charged
to the occupiers.
In order to show the extent and character of municipal housing
during the last five years, since the publication of the Housing
Handbook, the additional or newly included dwellings have been
marked in the tables with an asterisk. It has been a work of con-
siderable difficulty in some cases to get accurate official particulars
sufficiently complete to supply the necessary information on each
point, but it is believed that the various tables include 99 per cent, of
the municipal dwellings built under the Housing of the Working
Classes Acts up to the end of the year 1906.
A close examination therefore of these tables will furnish students
of the housing question, whatever their point of view may be, with
some useful data for assisting them to arrive at fairly reliable conclu-
sions on a number of vital points connected with the solution of this
great and intricate problem.
A summary of some of the principal features of the work done may,
however, also be useful to all concerned, and the following figures,
which are as substantially accurate as it is possible to get them, can in
nearly everv case be corrected by reference to the tables themselves.
ACTION UNDER PART III.
Appended are particulars as to the number of Councils that have
adopted Part III, the amount of loans granted, the usual loan periods,
and the names of certain Councils who have adopted the Act, but as to
whom the available details are not complete.
38
Part III has been adopted by the London County Council, I2 MetropoUtan
Borough Councils, 28 County Borougli and 41 Town Councils, 49 Urban District
Councils and 12 Rural District Councils, or a total of 142 Councils.
During the years 1 890-1905 loans were sanctioned under Part III for
about j^2,ooo,ooo as follows :—
£ £
5 Rural District Councils ... 10,300 16 Non-County Boroughs.. 182,551
40 Urban District Councils. ..512,305 25 County Boroughs ...1,223,345
Before 1903 about 85 per cent, of these loans were for periods of 40 years and
under.
Under the Act passed in 1903 loans may now be granted for 80 years, so that
80 years is the normal period in respect of the land, and 60 jears in respect of the
buildings. In 1905 the periods were as follows: 80 years, 25 percent.; 60 years,
20 per cent.; 55 years, 28 per cent.; 48 to 52 years, 13 per cent.; under 40 years,
14 per cent.
The following districts, not otherwise mentioned, have adopted Part III of the
Housing of the Working Classes Act, 1890 : —
Abercarn U.D.C.
Annfield Plain U.D.C.
Ashton-under-Lyne T.C.
Basingstoke T.C.
Bedlington U.D.C.
Bedwellty U.D.C.
Blaydon-on-Tyne U.D.C.
Blackburn C.B.
Bonsall U.D.C.
Brynmaur U.D.C.
Cardiff C.B.
Cheltenham T.C.
Conseit U.D.C.
Coventry C.B.
Dawlish U.D.C.
Ebbw Vale U.D.C.
East Grinstead R.D.C.
Greenford U.D.C.
Hanley T.C.
Hertford T.C.
Ham U.D.C.
Hanwell U.D.C.
Hartlepool T.C.
Lancaster T.C.
Lichfield T.C.
Marlborough T.C.
Morpeth T.C.
Nantyglo & Blaina U.D.C.
Nantwich U.D.C.
Newport (Mon.) C.B.
Ossett T. C.
Panteg U.D.C.
Quarry Bank U.D.C.
South Molton T.C.
Stockton-on-Tees T.C.
Selby U.D.C.
Spalding R.D.C.
Stourbridge U.D.C.
Tarn worth T.C.
Tunbridge Wells T.C.
Tunstall U.D.C.
Twickenham U.D.C.
Wimbledon T.C.
The following Councils have adopted Part III, and have borrowed money to
begin schemes for building cottages : —
Name of Council.
Alnwick U.D.C.
Bodmin T.C.
Brentwood U.D.C.
Chiswick U.D.C.
Dudley C.B.
Edmonton U.D.C.
Hendon U.D.C.
Malpas R.D.C.
Rotherham T.C.
Wood Green U.D.C.
Workington T.C.
Amount borrowed.
Purpose of loan.
16,620
Land and buildings.
6,000
Land and buildings.
Land.
—
Land for 86 cottages.
1.255
Land.
2,500
Land and cottages.
11,427
Land.
3.300
Site.
3.315
Land and 18 cottages.
The municipal dwellings erected include common lodging houses,
block dwellings, tenement houses, cottage flats, and cottages. Appended
are details as to number, cost, and financial working of the municipal
lodging houses brought up to date (cf. pp. 62-66 Housing Handbook).
39
MUNICIPAL LODGING HOUSES.
Cost of
Town.
Beds.
Total cost.
building
and
furnishing
per head.
Charge per
Night.
£
£
Aberdeen
252
18,363
61
5d.
♦Belfast (1902)
222
12,310
55
6d.
Croydon ...
{
84 men
17 women
7,435
71
men 6d, women 5d.
Darwen (1S98)
{
no men
20 women
}
7,920
61
5d.
Glasgow— seven (1871-79)
,166 men
248 women
163 men
1
107,000
39
3|d. and 4|d.
f 3d. and 5d.
Huddersfield (1880)
1
12 women
[
7,500
38
\ 5d.
10 double
1
[ 6d.
Lancaster (1896)
99
750
Adapted.
4d.
Leith (1894)
200
8,833
41
5d.
London —
Parker St., Drury Lane
345
22,816
66
6d.
*Carrington House
802
54,885
68
6d.
*Bruce House ...
699
49,600
70
6d. and 7d.
Manchester (1899)
363
26,148
65
6d., or 3/- week.
Salford (1S94)
285
16,880
51
6d. or 2s. 9d. week
Southampton (1899)
181
15,837
87
6d.
Built since the publication of the Housing Handbook.
Receipts.
Expenses.
Details
OF EXPEN
SES.
Town.
Interest
Repay-
Rates,
on
ment of
Working
Repairs
Taxes,
Loans.
Loans.
Expenses.
&c.
and In-
surance.
£
£
£
£
£
/^
£
Aberdeen (2 years)
1,865
1,937
783
inclusive
1,155
incl'sive
—
Belfast (I year)
1,713
1,730
279
168
584
607
92
Darwen (i year) ...
497
990
225
217
470
19
59
Huddersfield (2 y'rs)
982
919
125
592
117
86
Lancaster (4 years)
424
474
100
—
308
54
18
Leith (3 years)
1,465
1,180
177
200
575
122
106
London —
Parker Street
2,942
2,844
655
196
1,422
230
341
Carrington House
4,967
3,768
1,740
357
2,440
600
728
Manchester (4 years)
3,890
4,324
—
2,030
450
272
Salford (3 years) ...
2,075
2,621
460
336
1,314
305
223
The seven Glasgow lodging houses show receipts ;^i 3,282, working expenses
£9>^37) riet return ;i^4,045, equal to £^ los. 9d. per cent, on the original capital
outlay.
Other lodging houses have been or are being provided at Blackburn, Bury,
Paisley, and Perth.
40
Glasgow
M
unicipal Family
Home.
-The
charges have been modified
as follows : —
Widower
and one child
ys. 4d. per week.
,,
two children
.. 8s. 8d.
,,
three ,,
.. 9s. 6d. ,,
,,
four ,,
.. IIS. 6d. ,,
,,
five ,,
.. 13s. 6d.
These charges include lodging for men and board and lodging for children. The
tariff for board for adults is, breakfast, 22d. ; dinner, 4d. ; tea, 3d. Nurses are
provided without any extra charge.
The average daily number of inmates of the Home, computed for a period of
three months in 1905, was 240, and this may be taken as roughly representing a
general average.
The average income for three years was about ;!^3,ooo, and the average
expenditure was about ;i^3,300.
SUMMARY OF TABLES.
The total number of dwellings of all kinds dealt with in the tables
is as follows : —
12,165 block dwellings, with 27,523 rooms.
2,507 tenement houses „ 6,068 ,,
2,004 cottage fiats ,, 5 747 ,,
3,830 cottages ,, 17,611 ,,
Total 20,506 dwellings ,, 56,949 „
The number of rooms per dwelling is as follows : —
One Two Three Four Five
room. rooms. rooms. rooms. rooms.
More than
five rooms.
1,940
676
Over
71-
6,082
Dwellings ... 1,740 8,048 5.306 2,796
The rents of these dwellings are as follows : —
At or under
3/- 4/- 5/- 6/- 7/-
per week.
1,498 1,664 2,939 4,312 4,oiT
BLOCK DWELLINGS.
The following table gives particulars of 12,165 block dwellings,
with 27,523 rooms, of which 5,900 dwellings, with 13,707 rooms, or
nearly half, represent the additio7ial dwellins;s sxncti ihe. publication of
the "Housing Handbook" in 1903. The additional dwellings are
divided as follows : —
Dwel-
lings.
Total
Number
of
Rooms.
N
umber of Dwell
ngs containing
c 0
r> 0
3 S
0 0
.2 0
fa 0
0
.a
in
London
County
Council
3,300
8,726
82
1501
1364
215
138
III
M e t r 0 p
ol i t a n
Borough
s
1,241
2,926
126
617
426
72
Scotland
915
1,547
337
529
44
5
54
Ireland
444
508
380
64
i6
5,900
13-707
925
2,711
1834
292
138
181
41
It will be seen that more than three-fourths of these dwellings and
four-fitths of the rooms have been built in London. The London
County Council has doubled its previous figures, and the Metropolitan
Borough Councils have entered into the field very largely. \"ery few
additional block dwellings have been built in English provincial towns.
As compared with the 6,265 earlier block dwellings with 13,816 rooms,
dealt with in the Housing Handbook, the additional dwellings every-
where showed a tendency to contain a larger number of rooms per
dwelling, the percentage being : —
Four
One Two Three rooms
room, rooms, rooms, and over.
Earlier dwellings up to 1902 ... 12 60 215 4
Additional dwellings, 1902-1907 7 46 31 7
Cost of Sites. — There has been considerable difificulty in getting
at the actual cost of sites in the case of individual blocks of dwellings,
inasmuch as it has been the custom in England and in some parts of
Scotland to write down the site cost to what is known as the " housing
valuation," which varies from ^2,000 to ^4,000 per acre. It may,
however, be said that as compared with earlier schemes there is little
variation in the actual cost of the sites, most of which are adjacent to
or form part of slum areas that have been bought under the various
Housing Acts.
The London County Council bought 35;^ acres of slums under
Part I at a cost of ^910,000, and 4I acres under Part II at a cost
of ;^9o,ooo, or a total of 40 acres for ;^i, 000,000. so that the site cost
may be averaged at ^25,000 per acre, though it varied from ^10,000
to ;2^7o,ooo per acre. In the case of 40 per cent, of the dwellings with
5,300 rooms built in central districts, the cost of site was ;!^72c,ooo or
_;^i36 per room.
The Metropolitan Borough Councils erected about 2,000 rooms on
26,000 square yards, costing about ^104,000, equivalent to ^4 per
square yard or ;^52 per room
In Glasgow the cost of sites has varied from ;£i los. to ^7 per
square yard, and the cost per room, including the portions of the site
used for roads, has come to about ^100.
In Edinburgh the site of 827 rooms cost ^62,231 or ;^75 per room.
In Manchester the cost has been from ^i^i 3,000 to ^^32,000 per
acre, or ;^40 to ^100 per room.
Cost of Building". — The cost of building has varied from ;^7o
to ;^i4o per room, the latter figure being generally due to the ex-
cessive cost of foundations in the shape of concrete piers, arches, and
piles. Four fifths of the dwellings have cost between ;^8o and ;^iio
per room, the percentages being as follows : —
Per cent. £ Per cent. £
7 under ... 70 23 under ... no
13 „ ... 80 3 „ ... 120
20 ,, ... 90 4 over ... 120
30 „ ... 100
CI
42
The average building cost per room in London County Council
dwellings has been reduced from ^102 to ;i^92, or a decrease of
10 per cent. The comparative percentages of cost per room have
been as follows : —
Fercentage Percentage
Cost. up to 1902. 1902 to 1907.
Under ;z{?8o ... ... 5 ... ... 40
^80 to ^100 ... 37 50
^^^looto^iio ... 50 8
^iioto^i40 ... 8 2
In the case of the Metropolitan Borough Councils the cost of
building has been —
50 per cent, under ^90 per room.
25 ,, between ;^9o and ;,^iio per room.
25 ,, over ;^r 10 per room.
In Edinburgh 827 rooms cost ^77,731, or an average of ^94 per
room. In Glasgow the cost, including roads, has been about ^100
per room. In Sheffield the cost of recent block dwellings has been
about ^91 per room.
Rents of municipal block dwellings continue at about the same
average amounts, viz. : London County Council 3/1, Scotland 2/3, and
provincial block dwellings in England and Wales about 2/1 per room
per week, but owing to the increase in the average size of the
dwellings there are a larger proportion of London block dwellings let
at rents over i/- per day — two-thirds of them being at rents of from
7/- to to/- per week, and one-third under 7/- per week.
Taking the country as a whole the percentages of block dwellings
at various rents are as follows : — ^ , ,,-
rer dwelling.
Rents ...Up to 4/- 5/- to 6/- 7/- to 8/- 9/- to 10/ Over 10/-
Percentage of
Dwellings ... 27 22 32 14 5
Most of the high rents are in London, and in the main it may be
said that a week's wages are required to pay a month's rent in muni-
cipal block dwellings, except in Scotland, where the workman pays a
smaller part of his income for house room than the English workman,
by the simple expedient of accepting a smaller number of rooms in his
dwelling.
Area of Site — Rooms to the Acre. — So far as can be
ascertained, the area of site and the number of rooms to the acre in
typical estates are as follows : —
London County Council
Metropolitan Boroughs
Edinburgh
English Provincial Towns
Area of Site
Ni
amber of rooms
per room.
per acre.
20
240
16
300
30
165
14
345
43
It is probable that the differences are accounted for by the extent
to which new roads have been taken out of the available area, and not
reckoned as part of the site.
BLOCK DWELLINGS
ERECTED
BY LARGE
CITIES.
Name of Council,
No.
Rooms
Rent per
Cost of
Area
Cost of
Cost
Date of Erection,
in each.
Week.
Building.
of
Site.
per
and Situation.
Site.
Room.
£
£
£
Dublin
Montgomery St.
380
One
2/0 to 3/3
) Total
and Purdon St.
64
Two
3/6 to 4/6
[ Cost
—
— 133
16
Shops
12/6
J 70,000
Scotland, Part I.
Edinburgli
(1897) High School
r24
One
2/7
r 12,680
\ inclusive
ti4,520
Yard - -\ \ 32
Two
3/6 to 4/3
1310
(i898)Tynecastle -
/24
1 40
One
Two
2/0 to 2/6
3/6 to 4/0
/ 9,800
\ inclusive
2758
per
acre.
(i90o)Cowgate
^97
One
Two
2/7
3/8 lo 4/3
f 17,000
\ inclusive
8740
—
><cPortsburgh Square
1901
/49
1 12
One
Two
2/0 to 3/0
3/6
j 6,900
) inclusive
1176
—
94
jfcBedford Crescent,
1 902
r34
^ 4
One
Two
Three
2/6 to 2/11
3/10 to 5/0
118,330
J inclusive
4840
—
120
*Polter Row, 1903
(19
\l2
One
Two
2/1 1 to 3/2
3/10
\ 5,525
i inclusive
1228
—
128
*Pipe Street, 1904
One
Two
2/0 to 3/1
3/0 to 5/0
I 9,100
/ inclusive
2896
—
97
*Greenside, 1904 -
if
One
1/9 to 2/9
}
164
Two
3/0 to 3/10
Glasgow
Glas^cnu Improvements
431
One
2/0 to 2/9
373,565
—
^I IDS.
126 I
921
Two
3/2 to 5/2
inclusive
to
Acts.
152
II
Three
Four
5/9 to 7/0
£(> los.
per sq.
187
Shops
yard.
^Additional Dwell-
139
One
2/0 to 3/0
86,400
—
—
ings in four years
360
Two
3/2 to 5/2
1903-6 -
40
5
54
Three
Four
Shops
5/9 to 7/0
Eng-'and.
London
81
One
3/6 to 5/0
789,000
38
136,000* ^81 to
County Council,
1530
Two
4/0 to 8/6
acres
+about
>^i38
1893-1901.
1188
Three
6/0 to 10/6
£
for
217
Four
7/0 to 13/0
I 000000
Build-
7
Five
12/0 to 13/0
ing.
3
Six
14/0 to 14/6
133
Shops,
etc.
^Additional Dwell-
82
One
3/6 to s/o
70 B
ings infouryears
1501
Two
4/6 to 8/6
to
(see special
1364
Three
6/6 to 15/0
140 B
London tables)
215
Four
8/0 to 13/0
aver-
138
Five
Work-
9/6 to 13/0
age
90 B
III
shops,
etc.
1
44
BLOCK DWELLINGS ERECTED BY LARGE CIT\Y.?>.- Continued.
Name of Council,
Date of Erection,
No.
Rooms
in each.
Rent per
Week.
Cost of
Building.
Area
of
Cost of
Site.
Cost
per
and Situation.
Site.
Room.
L
£
£
London
Boroughs
Bermondsey - ^
126
One
3/6 to 5/0
65 B
Chelsea
617
Two
4/6 to 8/6
to
Hammersmith -
426
Three
5/6 to 12/0
—
—
—
128 B
Shoreditch
47
Four
6/6 to 12/6
aver-
S. Marylebone -
1
1
age
S. Pancras
92 B
Stepney -
Westminster
(See special
London tables)
Liverpool
75
Two
2/6 to 3/6
14,756
3,290
*.^2,96i
50 B
Artisans' and
*i8/o
Labourers', etc., Dwell-
ings Acts.
sq. yard.
(1869) St. Martin's
38
Three
3/6 to 4/9
Cottages -
16
Four
4/9 to 5/6
(1885) Victoria Sq.
21
One
1/9
57,952
9,000
*IO,I25
91 B
164
Two
3/0 to 4/6
(22/6 sq.
15 s
86
Three
4/9 to 5/6
yard).
106
(1890) Juvenal St.
45
One
2/0 to 2/9
13,121
2,537
*3,045
81 B
54
Two
3/6 to 5/0
(24/0 sq.
19 s
2
Three
5/6
yard).
100
Manchester
48
One
2/6 to 3/0
60,577
7,779
•5,585
116 B
Part I.
(1894) Oldham Rd.
237
Two
3 '6 to 5/0
(t97,48i)
II s
(No. 2 Block)
127
(1894) Pollard St.
5
One
2/6
26,220
3,383
*i,69i
98 B
130
Two
3/0 to 4/0
(t9,546)
6S
104
Npttingham
•
A rtizani and Labourers
16
etc., Dzvcllings Acts.
Bedrooms
1/3
2/3 to 2/6
14,000
81 B
(1875) Victoria
14
Onei
Dwellings -
25
15
12
TwOg
Threei
Fouri
2/9 to 4/6
3/6 to 4/0
5/0
* Nominal Housing Valuation. f Actual Cost of Land.
I Inclusive of Building and Site. B Building. S Site.
* Denotes additional dwellings not g'ivett in Housing Handbook and mostly
btiilt during the last Jive years.
45
TENEMENT DWELLINGS.
One
Two
Three
Four
Five
room.
rooms.
rooms.
rooms.
rooms.
56
514
206
12
—
M3
595
7^5
150
42
199
1,109
931
162
42
The following table gives details of 2,507 tenement dwellings,
containing 6,068 rooms, of which 1,655 dwellings with 4,318 rooms,
or nearly two-thirds represent the adiitional divellings constructed
1902-1907. They are divided as follows : —
Up to 1902
1902-1907
Total
It will be noticed that the average size of the tenement dwelling
tends to increase, and that the greatest increase is in the dwellings
with three rooms.
Sites. — The sites vary in area from 18 to 24 square yards per
room, and average 21 square yards per room at an average cost of ^4
per square yard or ^84 per room. The housing valuation averages
from 12/6 to 13/- per square yard, that is £^\2 los. to ;^i3 per room
in Liverpool, and 10/- per yard or j[^\ i to ^12 per room in Manchester.
Cost of Building. — The cost of building the additional dwellings
which has been less than that of the earlier dwellings has amounted to
^300,000 for 4,318 rooms, or an average of ^2^70 per room.
The comparative percentages are as follows : —
Under ^60 ;i^6o to ^70 ;^70 to ;^So ;^8o to ;^ioo
per room. per room. per room. per room.
Up to 1902 ... ... 10 40 10 40
1902 — 1907 ... ... 8 65 12 18
Rents. — The average rent of the new dwellings has been at the
rate of i/io per room, and they are let as follows : —
At (or under) per dwelling ..
3/-
4/-
5/-
6/-
7/-
over 7/-
443
434
597
116
58
7
The comparative percentages are as follows : —
Per dwelling.
Under 3/- 4/- 5/- 6/- over 6/-
Up to 1902 ... 14 38 i2> 12 3
1902-1907 ... 27-26 37 7 3
46
TENEMENT HOUSES ERECTED.
Name of Council,
Date of Erection,
and Situation.
No.
Rooms.
Weekly
Rent.
Cost of
Building.
Area
of
Site.
Cost of
Site.
Cost
per
Room.
Aberdeen
8 houses, 7 1 tenants
32
16
24
One
Two
Two
2/0
3/0
3/6
£
151209
2i
acres.
£
2,700
£
70 B
12 s
82
+6 additional houses
with 56 tenements
14
30
12
One
Two
Three
2/0
3/0
3/6
Birkenhead
jfMason Street
(J
V 22
One
Two
Three
2/6
4/0
4/6
[ 7,372
—
f 767 s
j i,o6oR
71 B
17 s
88
Getley Street
20
8
Two
Three
3/0 to 4/6
5/0
} 4,194
—
f 659 s
t 254 R
65 B
15 s
80
Devonport
(190 1) James Street
*Ordnance Street -
(23
I 3
43
20
Two
Thiee
Four
Two
Three
5/0 to 5/6
6/6 to 6/9
7/6
5/0 to 5/6
6/6 to 6/9
7,793
} 14,314
2,730
sq.yds.
2,730
4,929
74 B
98 B
32 s
130
Leicester
(1900)
18
24
Twoi
Three^
3/0 to 4/14
4/0 to 5/1 1
6,758
2,689
sq.yds.
1,232
62 B
12 S
74
Liverpool
(1897)
Gildart's Gardens
60
26
2
Two
Two
Three
2/3 to 2/9
3/6
4/6
7,687
3,048
sq.yds.
1,828
44 B
10 S
54
(1901) Drydenand
Rachel Streets
160
16
6
Two
Three
Four
3/0 to 4/0
4/6
5/6
26,554
5,943
3,633
67 B
II S
78
*Gildart's Gardens
(additional)
31
22
79
9
One
Two
Three
Four
2/0 to 2/6
2/9 to 3/6
4/0 to 4/6
4/6 to 5/3
-24,462
5,955
3,574
70 B
10 S
80
3<f(i9G2) Kempston
Street -
^38
{30
Two
Three
Four
3/3 to 3/6
5/0
5/0
1 17,425
3,810
f Subject
1 toannual
Rent
(. Charge.
83 B
47
TENEMENT HOUSES Y.KE.CTY.T> .—Continued.
Name of Council,
^n Tvnnm^
Weekly
Cost of
Area
Cost of
Cost
Date of Erection,
XNI \J. IVVJVJlllO.
Rent.
Building
of
Site.
per
and Situation.
Site.
Room.
£
£
I
Liverpool
{Continued)
(70
Two
2/9 to ii<:,
\
+(1903) Kew Street
34
Three
3/9 to 4/6
\ 19,884
3,897
*2,338
70 B
I 10
Four
5'o
J
8 S
US
^ 70
|i35
I 18
One
2/3 to 2/9
"j
78
*(i902-3)Adlington
Street area -
Two
Three
Four
2/9 to 4/0
4/0 to 5/0
4/6 to 6/0
M2,03i
10,363
*6,2i7
(approx. )
63 B
9S
{ '^
Four
4/6 to 5/3
1
72
>^(i904) Stanhope
Cottages
J 20
1 ^
Three
Two
4/0 to 4/6
2/9 to 3/6
J- 12,259
2.840
b 4,265
74 B
26 S
1,20
One
1/9 to 2/6
'
1 19
Four
4/9 to 5/6
[11,895
100
*(I904) Mill Street
Three
Two
One
3/9 to 4/6
2/9 to 3/6
1/9 to 2/6
2,305
b 2,766
87 B
20 S
*(i904) Hornby St.
] 68
'^ 20
Two
Three
2/9 to 3/6
4/0 to 4/6
^
107
Four
4/6 to 5/3
{ 9
One
1/9 to 2/6
■58,661
17,857
*io,7io
65 B
*(i9o6) Hornby St.
I 64
1 lOI
Two
Three
2/9 to 3/6
4/0 to 4/6
c
12
I 18
Four
4/6 to 5/3
J
77
*(ioo5)Clive Street
r3o
Two
2/9 to 3/6
1 0
79 B
and *Shelley Street
U2
112
Three
Four
3/9 to 4/6
4/9 to 5/6
M8,574
3,960
*2,376
10 S
*(I90S) Eldon St.
12
Three
3/9 to 4/6
4,072
413
*247
113 B
(concrete tene-
4
ments)
117
+(1905-6) Upper
46
Two
2/9 to 3/6
[18,307
Mann Street
21
Three
3/6 to 4/6
5,020
3,012
76 B
21
Four
4/9 to 5/6
13 s
89
Manchester
36
Two
4/3 to 4/6
17,941
3,914
1,957
90 B
(1899) Pott Street
39
Three
5/0 to 5/6
sq.yds.
(ti4,62i)
9S
(Three storey)
3
Four
6/0 to 6/3
99
Chester Street
36
Two
4/6
14,801
4,554
2,277
82 B
(Two storey)
36
Three
5/9 to 6/0
sq.yds.
(ti5,i4i)
12 s
94
48
TENEMENT HOUSES ERECTED.— Continued.
Name of Council,
Date of Erection,
and Situation.
No.
Rooms.
Weekly
Rent.
Cost of
Building.
Area
of
Site.
Cost of
Site.
Cost
per
Room.
Manchester
{Continued)
Sanitary Street
16
32
16
One
Two
Three
3/0
4/6
5/9
Each 83
,, 166
,, 249
4,880
£
2,440
(t27,486)
£
83 B
18 S
lOI
^Rochdale Road -
32
32
Two
Three
4/6
5/4
} 11,981
2,444
1,225
75 B
8 S
83
*Norwich
^3
^3
Two
Three
Four
2/0
2/6
3/c
1 1,800
700
yards
—
55 B
Plymouth (1898)
19
Three
4/0 to 5/0
—
—
—
—
Salford
(1898) Queen St.
69
Two
4/6
ii>730
2,968
111,762
85 B
86 S
171
Sheffield
(1901) Croft's area
8
62
54
One
Two
Three
3/0
5/0
6/0
26,700
5.071
5.440
(t27,200)
91 B
19 s
no
*Snig Hill (dwell-
ings over shops) -
*Westbar
^Gibraltar Street -
3<cKelvin Buildings -
♦ Whitehouse
{ 17
I
J
10
I 16
2
8
6
8
Three
Four
Five
Six
Five
Five
Five
Five
4/6 to 4/9
5/9
6/0 to 6/3
6/6 to 8/0
6/0
6/6
6/6
6/6
637
1,600
2,040
2,300
Us26
600
730
—
64 B
68 B
58 B
*Wolverh' mpton
60
Two and
Three
2/6 to 3/0
5.032
3,970
546
42 B
C Including Four Shops and Coal Yard. * Housing Valuation.
t Acttial cost of land.
+ Denotes additional dwellings not given in Housins Handbook and viostly built
during the last five years.
49
COTTAGE FLATS.
The following table gives particulars of 2 004 cottage flats, with
5,747 rooms, of which 1,423 rooms, or more than two-tliirds are
additional dtvellings. They are divided as follows : — ■
Dvvel- Total One Two Three Four rooms
lings. Rooms. Room. Rooms. Rooms. and over.
Up to 1902 ... 581 1,780 — 141 262 178
1902-1907 ... 1,423 3,967 79 487 509 348
Total ... 2,004 5)747 79 628 771 526
These dwellings show no tendency to increase in size, but two-
thirds of them are of two or three rooms.
The greater number of these dwellings are to be found at Battersea,
Dublin, East Ham, and West Ham.
Sites. — The average site area is from 29 to 30 square yards per
room, equivalent to 160 rooms to the acre, and the actual cost of the
land is in nearly every instance charged to the scheme, the amount
varying from ^,^8 los. to ^13 los. per room, or from 5/- to 9/- per
square yard.
Cost of Building. — The average cost of building varied from
;^40 to ;z^8o, and average about ;;^7o per room. The comparative
figures are as follows :-
Under
Under
Under
Under
Over
^50
£60
£io
^80
/80
per
per
per
per
per
Dwellings.
room.
room.
room.
room.
room.
Up to 1902
... 581
—
100
325
54
102
1902-1907
... 1,423
180
12
Z^Z
Z^l
545
Total
... 2,004
180
112
628
437
647
It will be seen that the later cottage flats have cost rather more to
build than the earlier ones. This is mainly accounted for by the fact
that they have been built in or near the London area and the city of
Dublin, and other districts where the cost of building is very high.
Rents. — The average rent of cottage flats is about 2/3 per room
per week, and the comparative rents are as follows : —
At or under
3/-
Up to 1902 ... 54
1902-1907 ... 185
Total ... 239
Per
dwelling.
Over
4/-
5/-
6/-
7/-
11-
53
127
139
85
123
100
211
338
107
246
374
459
446
153
569
COTTAGE FLATS ERECTED.
Cost of
Name of
No.
Rooms
Weekly
Cost of
Area
Site,
Cost
Council.
in each.
Rent.
Building.
of
Roads,
per
Site.
etc.
Room.
£
sq.yds.
£
£
*Battersea
8
Two
6/6
85 B
Top. 168,907
166
Three
7/6 to 8/6
to
146
Four
lo/o to 10/6
114 B
Birmingham
24
Two
3/0
10,100
4,030
1,007
62 B
(C.B.) Milk Street 28
Three
4/6
including
6S
5
Three
5/6
roads.
■
4
Four
5/0 to I i/o
!
68
Brentford
14
Twoi
5/0
395
1,733
960
66 B
(U.D.C.)
14
Three^
6/0
double
II S
Top. 15,163
flat.
Starnage Road
77
Carlisle
30
Two
3/0
5,333
2,100
667
60 B
Pop. 48,000 (T.C.]
10
Three
4/0
*Dublin
Benburb Street -
65
One
1/6 to 2/0
1 Total
y cost
26,500
65
9
Two
Three
3/0 to 4/0
4/6 to 5/0
—
112 B
5
Shops
Bow Lane
76
Two
2/0 to 3/6
—
—
5
Three
4/0 to 4/6
—
—
Blaclihall Place -
6s
Two
3/0 to 4/0
] Total
15
Cottages
7/6
y cost
—
65 B
5
Shops
—
J 13.000
St.. Joseph's Place
80
Dwellngs
4/6
26,000
—
St. Bride's Alley
138
Dwellngs
6/7
—
—
Ealing
(T.C.)
36
Three
5/6 to 6/0
—
—
—
East Ham (T.C.)
Pop. 124,000
Savage Gardens
30
Threei
7/0
363 per
I 78 per
60 per
54 B
(1900)
30
Four^
7/6
double
flat.
double
flat.
double
flat.
9S
63
:*Savage Gardens
72
Four ^
6/9 to 7/0
N 400
178
50
50
(additional)
y double
dou ble
double
13
♦ Brooks Avenue -
80
Four ^
6/9 to 7/0
J flat
flat
flat
63
Hornsey
(U.D.C.)
Highgate
24
Two^
6/0
3,986
2,500
500
661 B
lo^ S
77
SI
COTTAGE FLATS ERECTED.— Con/inued.
Name of
Council.
No.
Rooms
in each.
Weekly
Rent.
Cost of
Building,
Area
of
Site.
Cost of
Site,
Roads,
etc.
Cost
per
Room.
Liverpool (C.C.)
Arley Street
j^cArley Street
(additional)
*Newcastle-on-
Tyne (1906 -
Pop. 268,721
Plymouth (C.B.
Princes Rock
Looe Street
14
112
Richmond
(T.C.)
Manor Grove
*South Shields
Pop. 111,402
Stretford
(U.D.C.)
Pop. 40,119
West Ham
Pop. 301,617
Bethell Avenue
Corporation Street
3f:Eve Road
Two
Three
Two
Three
One
Two
Three
Two
Two
Three
Twoi
Threei
Three 5
Fivei
Two
Three
Three^
Threei
Three^
Four^
Two h
Three i
4/0 to 5/0
5/0 to 5/9
4/0 to 5/0
5/0 to 5/9
2/6 to 3/0
4/3 to 4/9
3/0 to 5/0
4/0 to 6/0
2/0 to 5/0
5/6
4/6
5/6
5/6
7/6
3/3 to 3/9
4/6
6/0 to 6/9
6/6 to 7/3
7/6
8/6
6/0
7/0
5,262
sq.yds.
1,658
1,011
I 1.992
j- 19,092
33,000
30,000
1,932
322
double
tenement
5.912
13,040
23,927
[ 15,409
556
317
10,46414,696 SR
2,500
4,400 I 4,900
28,ocot
1,600 I 250
yards
3,148
4,117
4,229
9,182
7,176
1,300
J34
per
annum.
1,900
3.333
2,675
£
66 B
12^ S
78J
age
55 fB
iiiS
66^1
80 B
20 S
100
90 I
65 B
9S
74
40 B
12 S
52
62 B
7 S
69
81 B
12 S
93
66 B
9S
75
77 B
_r3S
90
52
COTTAGE FLATS ERECTED.— Conh^m^ed.
1
Cost of
Name of
No.
Rooms
Weekly
Cost of
Area
Site,
Cost
Council.
in each.
Rent.
Building.
of
Roads,
per
Site.
etc.
Room.
£ sq.yds.
£
I
West Ham
( Continued)
)<flnvicta Road
27
Two \
6/0
^
*Rendel Road
27
9
Three k
Two \
7/0
6/0
'-13,739 5,697
2,322
76 B
'3S
9
Three \
7/0
89
*\Vise Road
47
47
JThieeJ
8/0
8/6
[27,454 10,190
Leasehold
81 B
(single houses)
II
Five \
12/0
J
+ /;; the case of Brentford, Ealing, East Ham, Hornsey, Newcastle, Richmond, and
West Ham, the actual cost of the site is given.
X Roads and sewers cost Stretford £^1"], West Ham ( BeOiell Avenue) ;i^539.
(Corporation Street) ^1,057, Hornsey £2."]^.
COTTAGES.
The following table gives particulars of 3,830 cottage dwellings,
with 17,611 rooms, of which 2,160 cottages with 9,801 rooms or
nearly three-fifths are additional dwellings The comparative figures
are as follows : —
Six or
Total
Total
Three
Four
Five
more
Period.
Cottages.
Rooms.
rooms.
rooms.
rooms.
rooms.
Up to 1902 ..
1,670
7,810
12
678
864
116
1902-1907
2,160
9,801
172
882
888
218
Total
3,830
17,611
184
1,560
1,752
334
The average number of rooms per cottage, which was 475 in 1902,
decreased slightly to 4*5 in the following five years, but the bulk of the
cottages in both periods contained four or five rooms, exclusive of
the scullery, which is generally described in the tables as half room.
Sites. — The average site area has been about 50 yards per room or
230 yards per cottage, thus allowing an average of about 90 rooms or
21 cottages to the acre, but the tendency is to give more land for fewer
cottages.
The sites have varied in cost considerably, partly owing to difference
of locality and partly to differences in the cost of developing the site
by the construction of roads and sewers. The average site cost has
been 3/- per square yard, or ^7 los. per room.
Cost of Roads, Sewers, etc. — The average cost per room in
respect of roads and sewers has varied from jQ\ los. to ;^9 per room,
or ;^4 I OS to ;^45 per cottage, and has averaged ^£2 per room, or
^9 per cottage.
53
Cost of Building. — The cost of building cottages is best seen
from the following comparative figures : —
Period up to 1902
Percentage
At or under
;^l5oper
cottage.
No. 84
5
Up to
408
25
Up to
£100.
218
13
Up to
^225.
192
II
Up to
£'2--:>o.
307
19
Up to
;^275.
292
17
Over.
^275
169
10
1902-1907
Percentage
200
9
274
13
410
19
479
22
347
16
137
6
15
Total ...
.. 284
682
628
671
654
429
482
• 59
• 70
241
160
401
146
270
2.^0
259
434
532
966
206
181
387
344
688
129
416
499
1,032
Percentage ... 7-5 18 16-5 17-5 17 n 12-5
It will be seen that whereas 46 per cent, of the cottages used to
cost over ^225, this proportion is now reduced to 37 per cent., and
the percentage of cottages at ^150 and under is fast becoming a
respectable total.
If we take the cost of building per room, the figures are as follows : —
At At At At At At Over
or under or under or under or under or under or under £e,^
£3° per ^35 per £4° per £^5 per ;^50 per ;^55 per per
room. room. room. room. room. room. room.
Period up to 1902..
1902-1907
Total ...
Percentage ... 3-3 10-5 107 13 25-4 10 27-1
Roughly speaking half the rooms have been built at a cost of under
;^5o per room, and 25 per cent, have been built for ^40 or less per
room.
Rents. — The relative figures as to rents of cottages are as
follows : —
Period.
Up to 1902
1902 to 1907
Total . . .
Percentage ... 4'2 io"5 29 20*5 20'8 15
Of these only 54 are in rural districts., and their rents are as follows : —
Up to 1902 — 14 five-room cottages, 8 at 2/3 and 6 at 5/- per week.
1902-1907 — 38 five-room cottages, 10 at 2/6, 10 at 3/6, 12 at 3/9,
and 6 at 4/9 per week, with 2 four-room cottages at 4/- per week.
The average rent is about 1/6 per room per week. Half the total
number of cottages are let at about 6/- or 7/- per week, and two-thirds
of them at or under 7/- per week.
Under
Over
4/-
5/-
6/-
11-
8/-
8/-
90
80
583
385
306
226
70
322
528
386
493
3(^1
160
402
I, III
771
799
587
54
COTTAGES ERECTED.
Name of
Council.
No.
Rooms
in each.
Rent per
Week.
Cost of
Building
each
Cottage.
Area
of
Site.
Cost of
Site,
Roads,
etc.
Cost
per
Room.
*Aberystwitli
(T.C.)
pop. 8,013
24
Five|
4/6
£
180
^ acre
£
OR 30
158 R
£
36 B
*Altrincham
(U.D.C.)
pop. 16,831.
2
4
4
Two
Four
Six
3/0
4/6
4/9
1 138
I acre
56 s
240 R
32 B
loSR
42
*Bangor (T.C.)
pop. 12,500
34
9
Four
Seven
4/0 to 5/6
7/0 to 7/8
} 154
I acre
1,580 S
324 R
33 B
loSR
Barking Town
(U.D.C.)
pop. 28,500.
85
Fouri
6/9 to 7/0
200
3 acres
1,365 s
1,782 R
43
50 B
9S
59
^(additional)
72
Four
5/6
■ 147
2^acres
975 S
711 R
37 B
8SR
*Bames (U.D.C.)
pop. 25,500.
Mortlake
21
21
Four|
FiveJ
7/0
8/3
225
247
part of
2iacres
1,600 S
680 R
45
56 B
12SR
(additional)
*Birkenliead
(C.B.)
pop. 117,203
25
18
FourJ
FiveJ
7/3 to 7/9
6/6 to 7/6
224
353
part of
2^acres
i,oo4SR
68
51 B
70 B
12SR
82
Birmingham
(C.B.)
pop. 522,204
Ryder Street
Lawrence Street -
22
81
Five
Five
5/6 to 6/0
5/0 to 6/3
182
175
yds.
2,100
7,066
—
38 B
35 B
Bognor (U.D.C.)
pop. 6,180
2
FiveJ
4/6 to 5/6
225
968
200
45 B
20 S
65
*Bradford (C.B.)
pop. 288,544
66
Four^
5/6
247
—
—
62 B
55
COTTAGES ERECTED.— Con/tmied.
Cost of
Cost of
Name of
No.
Rooms
Rent per
Building
Area
Site,
Cost
Council.
in each.
Week.
each
of
Roads,
per
Cottage.
Site.
etc.
Room.
£
£ £
Brighton (C.B.)
pop. 128,005
St. Helen's Road
28
Fivei
7/6
266
part of
Gift S ; 53 B
4 acres
490 R
*Dewe Road-
30
Four
6/6
201
4,684
sq. yds
374 R
50 B
*May Road -
25
Five
7/6
243
part of
4 acres
49 B
*Tillstone Street -
30
Six
1 1/6
294
'4,911
sq. yds
706 R
49 B
Burton-on-Trent
50
Five
5/3
180
part of
175 s
36 B
(C.B.)
5jacres
per annm
pop. 52,922
, 1,850 R|
* (additional)
38
Four and
Five
5/0 and 5/6
160
—
—
40 B
*Chester (C.B.)
12
Four
4/6
180
—
—
45 B
pop. 38,309
inclusive
Clonmel (T.C.)
25
Four
2/0 to 2/6
156
—
—
39 B
Ireland
7
Five
5/2
195
Croydon (C.B.)
12
FiveJ
ii/o to 13/0
294
—
1,950
59 B
pop. 151,000
33 S
92
46
Fivei
7/9
250
35acres
1,571 s
50 B
*2nd
40
ThreeJ
6/6
190
—
2,122 R
64 B
Scheme.
I
shop
Five^
16/6 & taxes
450
loSR
sq.yds.
Darwen (T.C.)
6
Four
4/9
185
6,300
35 S
46 B
pop. 40,000
14
FourJ
6/6 to 7/0
244
per acre
61 B
II
Five|
7/6
280
35 R
56 B
II
SixJ
8/0
300
per house 50 B
Ealing (T.C.)
104
Fivei
7/6 to 1 0/0
t32,ooo
5 acres
+4,000 57 B
pop. 46,000
2,500 R 9 S
66
sq.vds.
Eccles (T.C.)
46
Six
7/3
243
7,308
61 GR
41 B
*East Grinstead
18
Five
7/0
226
f acre
412 S
45 B
(U.D.C.)
5SR
pop. 6,094
50
Erith (U.D.C.)
24
Five^
8/0
239
2 acres
2,310
48 B
pop. 25,296
24
Six^
8/6
260
44 B
1 8 S
56
COTTAGES
ERECTED
— Continued.
?^">^ "f No.
Council.
Rooms
in each.
Rent per
Week.
Cost of
Building
each
Cottage.
Area
of
Site.
Cost of
Site,
Roads,
etc.
Cost
per
Room.
£
£
^
*Esher (U.D.C.)
pop. 9,489
10
Four
6/0
220
I acre
300 S
55 B
7SR
62
*Exeter (C.B.)
pop. 47,753
49
Fouri
5/0
156
—
860 s
1,587 R
39 B
12SR
*Farnliam
(U.D.C.)
pop. 6,401
10
10
Four
Five
4/6
6/0
^ 181
/inclus'e
—
51
45BS
Finchley (U.D.C.)
pop. 30,750
12
12
18
18
Three
Four
five
Six
5/9
7/6
8/6
ii/o
180
230
252
288
4lacres
1,850 s
1,000 R
60 B
56 B
50 B
46 B
Folkestone (T.C.)
pop. 34,000
SO
Five^
8/0
305
2 acres
1,130 s
1,071 R
61 B
9S
70
*Grays (U.D.C.)
pop. 13,834
*Guildford (T.C.)
pop. 23,000
25
Five^
Five
Six
7/6
6/3
7/6
2lO
1 200
2iacres
part of
4 acres
449 S
1,700 s
400 R
43 B
40 B
21SR
61
*Heston Islew'r'h
(U.D.C.)
pop. 30,863
8
7
7
Four
Five
Six
5/9
6/9
8/3
\ \ 232
6 acres
II2833SR
46 B
25SR
71
*Hereford (City)
pop. 21,382
21
Five
4/6 to 5/0
190
1,682
yards
615 S
400 R
38 B
loSR
48
Hornsey (T.C.)
pop. 88,000
Highgate
68
40
12
24
FiveJ
Fouri
FiveJ
Four!
8/6
6/6
9/0
7/6
249
217
281
224
4Jacres
2 acres
2,738 s
2,060 R
2,000 S
1,070 R
50 B
54iB
9iS
r 36
^(additional) J 1 38
1 1 40
'- 26
Threei
FourJ
Fivei
Sixi"
6/6
8/0
9/6
"/3
210
260
310
360
j acres
3,600
70 B
65 B
62 B
60 B
6SR
57
COTTAGES ERECTED.
— Co7iti7iued.
Cost of
Cost of
Name of
No.
Rooms
Rent per
Building
Area Site,
Cost
Council.
in each.
Week.
each
of Roads,
per
Cottage.
Site. etc.
Room.
£
£
£
Huddersfield
■57
Four
4/8 to 5/6
170
3 acres
187 S
42 B
(C.B.)
Der annm
11 S
pop. 95.047
2,198 R
53
KeigWey (T.C.)
24 FourJ
5/6 to 5/9
257
—
64 in-
pop. 41,564
inclusive
clusive
*Leeds (C.B.)
Derwent Avenue
10 Five
5/9
204
—
441
41 B
pop. 463,495
9SR
Leigh (Lanes.)
50
(T.C.)
sq.yds.
Piatt Street and
20
Four|
5/6
162
1,192
880 S
40 B
Organ Street
14
Four|
5/6
176
379 R
95
pop. 44,000
Linthwaite
4 Four^
3/6
225
—
48 S
56 B
(U.D.C.)
per annm
pop. 6,879
289 R
Llandudno
19
Four^
7/6
212
2,250
562 S
53 B
(U.D.C.)
260 R
loiS
pop. 9,310
63^
^(additional)
32
Three to
Eight
5/0 to 1 1/0
143 to
274
13,940
1,463 S
1,926 R
48 B
*LondonBorough
Councils
Battersea [
Camberwell \^
88
Three
7/6 to lo/o
1 _
r
73 B
112
P'our
8/0 to I I/O
—
—
to
Woolwich j
Manchester (C.B.)
34
Five
1 1/6 to 14/6
J
85 B
pop. 637,126
Miles Platting
60
FourJ
5/6
220
7,011
2,711 S
i,4i9R
55 B
i7iS
(Oldham Road
72^
area No. i.)
George Leigh Cot's
18
Five
7/9
327
2,910
1,455 s
325 R
(ti 1,842
65 B
16 S
81
*Blackley Estate -
94
Four
6/4 to 7/0
239
8jacres
406 R
48 to
56
Five
7/9
60 B
*Merthyr Tydfil
100
Five
5/7i
171
18,58c
69GF!
34 B
(T.C.
Penydarren
pop. 73,90c
58
COTTAGES
ERECTED
— Co7itiniied.
Cost of
Cost of
Name of
No.
Rooms
Rent per
Building
Area
Site,
Cost
Council.
in each.
Week.
each
of
Roads,
per
Cottage.
Site.
etc.
Room.
£
£
£
Middlesbrough
5
Four
5/0
173
552
37 s
per
cottage
43 B
12
Four
5/0
204
1,172
33 R
51 B
*Neatli T.C.
21
Four
4/0
121
2 acres
—
30 B
pop. 13,729
18
Four
4/6
141
1,900
9SR
39
Nottingham(C.B.)
Coppice Road
100
Five^
6/3 to 6/9
266
7,973
71 per
50 B
pop. 254,568
cottage
inclusive
12 s
62
Plymouth (C.B.)
3
Five
8/0
—
part of
—
—
Princes Rock
14
Five
8/0
—
27i
pop. 118,000
10
Four
7/0
—
acres
Looe Street
3
Four
8/0
—
—
—
—
*Prescot (1903-4)
33
Four
4/6
1^5
6,120
725
41 B
(U.D.C.)
5
Five
5/6 to 5/9
yards
5SR
pop. 7,855
46
*Rhyl (U.D.C.)
12
5/6 to 7/6
230
260
46 B
pop. 8,473
4SR
Richmond (Surrey)
50
(T.C.)
pop. 31,677
1894
28
Four^
6/0
190
5f
4,250 s
47iB
22
Six^
7/6
254
acres
1,873 R
42iB
Manor Grove 1899
14
FourJ
6/3
240
60 B
jj
16
Five^
7/3
245
49 B
"
40
Six^
7/9
276
46 B
9SR
+ 1905 (additional) -
2
Five i
7/6
302
—
—
60 B
I
Six
8/0
332
—
—
56 B
*Risca (U.D.C.)
50
Six and
6/0
215
9,200
^56 I OS.
36 B
pop. 11,000
Bath
yards
G.R.
Salford (C.B.)
340 R
pop. 231,514
36
Four
6/6
158
—
8,434 s
40 B
Hopwood Street
678 R
61 S
lOI
r
210
Four
5/9 1
7/0 [
8434 s
48 B
+Seaford Road --{
II
Five
170
—
5142 R
15 s
I
7
Six
9/6 J
63
59
COTTAGES
ERECTED
. — Continued.
Cost of
Cost of
Name of
No.
Rooms
Rent per
Building Area
Site,
Cost
Council.
in each.
Week.
each 1 of
Roads,
per
Cottage. Site.
etc.
Room.
Salford
£
£
£
(Conthiiied)
^Barracks Site
no
Four
5/9
195 lojac.
35. IOCS
40 B
122
Five
7/0
average —
7561 R
27SR
87
Six
9/6
—
—
67
Sheffield (1905)
pop. 447,951
(C.B.)
Hands Lane
20 Five
6/6
255
2,555
1,100
51 B
(1901)
iiSR
62
J^clligh Wincobank
12
Five
7/0
202
part of
i3,ooofor
40 B
20
Five
5/0
126
60 acr.
60 acres
25 B
41
Five
6/6 to 7/3
210
42 B
107
jftButton Lane
2
Four
5/3 to 5/6
} 205
445
445 S
50 B
5
Five
6/0 to 6/6
yards
13SR
63
*Cliffe Street
3
Five
6/0
237
233
233 s
48 B
15SR
63
*Edmund Road -
II
FourJ
—
} 186
8 200
5,944 S
47 B
59
FiveJ
—
1,615 R
22SR
69
*Southend- 'n-Sea
40
Four and
7/5 to 9/2
296
5 acres
2,644
70 B
(T.C.)
Five
14SR
pop. 50,000
84
Southgate(U.D.C)
12
Fivei
6/6
250
—
—
SO B
pop. 26,000
*Soutliwold(T.C.)
16
Five^
4/0
150
—
—
30 B
pop. 28,000
♦Stafford (T.C.)
31
Four
4/3
198
7,i68i
Perpetual
50 B
pop. 20,895
9
Five
4/6
su. yds
chief rent
^32 4 6
per ann.
♦Stanley (U.D.)
24
Four^
6/0
218
2,160
—
55 B
pop. 12,290
540
♦Stretford
40
Five
4/9
212
7,900
1,300 S
42
(U.D.C.)
900 R
II
pop. 40,119
53
6o
COTTAGES
ERECTED.
— Conti7iued.
Cost of
Cost of
Name of
No.
Rooms
Rent per
Building
Area
Site,
Cost
Council.
in each.
Week.
each
of
Roads,
per
Cottage.
Site.
etc.
Room.
JL
£
£
^Swansea (C.B.)
4
—
6/6
259
—
—
65 B
pop. 100,671
^Wellington
16
Fivei
5/0
198
—
1,200
40 B
(U.D.C.)
15SR
pop. 7,104
55
Wexford (T.C.)
59
Four
2/3
75
—
—
*Wliitley, Upper
6
Five
—
223
—
—
45 B
(U.D.C.)
inclusive
pop. 764
Wigan (C.B.)
160
Five
5/0 to 5/6
160
—
—
32 B
pop. 82,428
*Workingt'n(T.C)
18
Four|
5/6
149
1,704
640 SR
45 B
pop. 26,143
*Wrotliam
12
Six
6/0
246
I Nacres
150 S
41 B
(U.D.C.)
170 R
5SR
pop. 3>57i
46
Rural Councils
*Linton (1906)
10
Five
2/6
130
2i
125
26 B
Scheme
acres
3S
pop. 1,530
29
*Maldon (Essex)
Bradwcll 1905
6
Five
3/6
233
f acre
50
46 B
pop. 783
25
48
*Malpas (1906)
12
Five
3/9
188
I i/ii
108
41 B
pop. 1,139
acre
Sevenoaks (Kent)
(1900) Penshurst -
6
Fivei
5/0
263
f acre
130
50
+(1903) Penshurst -
i6
Fivei
4/6 to 4/9
} 232
I acre
;^5 5s.
48 loB
pop. 1,678
l2
Four|
4/0
ground
58 oB
rent.
Thingoe
(Suffolk) Ixworth
8
Five
2/3
^192 lOS
4 acres
160
37i
(1 89 1) pop. 856
*Westbury (Wilts)
Bratton (1905)
4
Five
3/6
223
i/5acre
40
46 B
pop. 560
28
48
% These figures include, respectively, the cost of building and site of 18 cottage fiats,
each with kitchen, scullery, and two bedrooms. f Actual cost of site.
B Building. S Site. W Roads. SR Site and Roads.
+ Denotes additiojtal dwellings not given tn Housing Handbook and mostly built
during the last five years. II Sufficient land for 100 more cottages.
6i
FINANCIAL RESULTS OF SCHEMES FOR
MUNICIPAL DWELLINGS.
Appended are two tables giving the fullest available returns as to
the financial working of a number of municipal dwellings, showing the
period of accounts averaged, the capital outlay, receipts, working
expenses, and net retur7i per cent, on outlay — that is to say, the
percentage that would be left for distribution if the dwellings were run
as ordinary commercial undertakings having to pay dividends to share-
holders. As the rate of interest on loans was in most cases from 3 to
3^ per cent., it will be seen that the first group may be considered
self-supporting, but the last group (dwellings on slum sites) shows a
total deficiency of one per cent, per annum, in addition to the capital
loss caused by writing down the costly slum sites to " housing
valuation." It will be well to compare these figures with pages 165-172
of the Housing Handbook.
COTTAGES AND COTTAGE FLATS BUILT IN URBAN
DISTRICTS AND BOROUGHS.
coun'cil and pl-riod of
Accounts Averaged.
Capital
Outlay.
Rents
Received
Working Expenses.
Rates,
Taxes,
Water,
and
Insur'nce
Repairs
Light-
ing, and
Main
tenance.
Sup'rin
tendent
and
Sun-
dries
Total
Working
Expenses
Net
Return
percent.
on
Outlay.
Aberdeen, 4 years
Barking Town, 4 years
Barnes, 4 years
Brentford, 3 years
Brighton —
St. Helen's Rd. , 3 yrs
Dewe Road, 3 years
May Road, 2 years
Tillstone St., i year
Elm Grove, i year...
Burton-on-Trent, 3 yrs
Chester, 2 years...
Ealing, 2 years
£
18,213
20,105
18,900
6,950
8,720
6,845
8,710
18,742
2,83s
18,104
2,160
39,822
908
1,440
978
357
£
"5
428
274
97
£
105
208
77
18
£
533
"3
63
496
132
59
525
134
16
Sio
220
14
170
46
18
1,189
475
109
139
33
2
2,717
563
289
£
260
668
374
125
189
203
169
254
73
587
38
£
3-55
3 '84
3-20
3-29
3 "94
4-28
4-08
2*96
3-41
3-3
4-67
4-55
62
COTTAGES AND COTTAGE FLATS BUILT IN URBAN
DISTRICTS AND 'BOROUGHS. — Con/imted.
East Ham —
1-24, SavageGardens,
4 years
5.700
413
129
34
15
178
4-12
25-132, Savage Gar-
dens, and Brook
Avenue, 2 years..
42,300
2,751
869
350
"5
1,334
3-35
Enth, 3 years
15.523
809
282
98
9
389
2-66
Esher, 4 years
2,497
156
44
4
3
51
4-2
Farnham
3,628
257
71
2
73
5-07
Folkestone, 6 years ...
17,424
1,041
259
no
.5
374
3-80
Grays, i year
5,910
421
137
23
3
163
4-37
Hornsey, l year
94,485
6,552
1,700
613
68
2,381
4-41
Huddersfield, 15 years
28,945
1,928
675
no
—
785
3-94
Mertliyr Tydvil, 2 yrs.
17,064
1,394
375
138
65
578
4-80
Middlesbrough, 5 yrs.
3.900
222
55
28
9
92
3-3
Nevvry
5,600
278
4
68
9
81
3-52
Plymouth, 3 years
45,539
2,047
594
208
95
897
2-53
Prescot, 2 years
6,120
412
82
27
27
136
4-52
Richmond, 1st, 3 years
18,202
1,112
202
no
47
359
4-13
,, 2nd, 5 years
38,729
2,435
531
238
67
836
4-13
Salford —
Barracks, 3 years ...
140,33s
6,551
780
125
423
1,328
3-38
Sheffield-
Hands Lane, 2 years
6,104
325
lOI
14
—
"5
3 '44
Southend, 3 years
14,466
603
22
32
12
65
372
Stafford, 2 years
7,900
466
157
47
n
206
3 "29
Stanley, i year
6,200
368
68
31
2
106
4-33
West Ham —
Bethell Avenue, 5 yrs
14,969
900
256
144
23
423
3-19
Corporation St. , 4 yrs
}45,344
/ 1. 541
471
138
62
671
}3-38
Eve Road, 3 years...
t 1,122
333
74
51
458
Wix Road, 2 years...
27,454
2,250
920
154
93
1,167
3-94
Invicta and Rendell
Road, 2 years ...
16,061
770
240
131
44
415
2"2I
Urban Totals
796,880
47,129
II,Ql6
4,027
1,466
17,424
376
COTTAGES BUILT BY RURAL DISTRICTS.
£ s.
d.
;^S.d.
Maldon (Brad well) ...
1,450
54 12
0
—
—
—
14 2 0
27s
Sevenoaks (a) (Pen-
hurst)
1,867
76 0
0
—
—
—
764
3-57
Sevenoaks {i)
1,962
93 12
0
—
—
—
1140
4-27
Thingoe (Ixworth) ...
1,740
45 16
0
—
—
—
*32 0 0
o-8o
Westbury
934
36 0
0
—
—
—
878
2-95
Rural Totals
7,953
306 0
0
—
—
—
73 0 0
2-93
* Exceptional.
Slight discrepancy between total working expenses and total of separate items is
due to use of round figures.
N.B. — In nearly every one of the above cases land is charged to capital outlay
at its full value.
BUILDINGS ON SLUM SITES, MAINLY BLOCK DWELLINGS,
TENEMENTS AND FLATS.
(In connection with schemes under Parts I and II.)
Working Expenses.
Net
Council and Period of
Capital
Rents
Rates,
Repairs
Sup'rin-
Total
Return
Accounts Averaged.
Outlay.
Received.
Taxes,
Light-
tendent
Working
percent.
Water,
ing, and
and
Expenses
on
and
Main-
Sun-
Outlay.
Insur'nce
tenance.
dries.
£
£
£
£
£
£
£
Birkenhead
11,566
644
170
25
35
230
3-60
Birmingham —
Ryder Street, 3 yrs.
5,000
339
64
49
9
122
435
Lawrence St., 3 yrs.
17,500
1,220
229
464
21
714
4-66
Milk Street, 3 yrs.
16,100
625
127
85
16
228
2 46
Bradford, i year
19,023
994
274
76
—
350
3-38
Devonport —
James Street, 4 yrs.
19,243
727
157
76
45
278
2-33
Ordn<ince St., 2 yrs.
29,034
935
215
98
60
373
1-94
Douglas, I year
15,629
743
173
34
—
207
3-48
Hereford, 2 years
7,820
251
50
23
—
73
2-28
Leeds, 2 years
2,697
144
44
10
—
54
3 "33
Leicester, 5 years
8,036
443
122
83
21
226
270
Liverpool —
St. Martin's Cottages,
36 years
17,928
1,125
208
582
59
849
3'09t
Victoria Sq., 19 yrs.
68,077
2,994
553
766
127
1,446
2-38
Juvenal St., 15 yrs.
16,166
360
141
271
38
450
3-06
Arley Street, 8 yrs.
7,583
452
104
62
17
183
4-12
Gildart's Gardens,
8 years
37,558
1,672
350
.305
86
741
2-57
Dryden Street, 4 yrs.
30,196
1,351
270
362
98
730
2-21
Kempston St., 3 yrs.
28,492
747
156
138
30
324
1-56
. Kew Street, 3 years
22,312
593
196
157
25
378
1-29
Adlington St., 2 yrs.
48,250
2,533
511
350
107
968
3-i6
Stanhope Cotgs. i yr.
11,408
471
103
98
23
224
2-i6
Mill Street, i year
11,896
319
99
87
14
200
I"00
Hornby St., i year
29,945
1,802
249
141
66
456
2-i6
Manchester —
Oldham Road (2)
10 years
66,162
3,089
719
955
189
1,863
1-85
Pollard St., 10 yrs.
27,911
943
279
456
176
908
0-I2
Chester St., 6 years
16,875
907
239
199
22
460
2-64
Pott Street, 6 years
19,899
904
236
191
20
447
2 29
Oldham Road (i)
6 years
32,174
1,793
320
265
26
611
3-67
Plymouth, 3 years
30,926
1,007
289
56
67
412
1-93
Salford —
Queen Street
88,762
756
200
53
115
368
3-29
Hop wood Street ...
6,257
569
184
45
80
309
4-00
Southampton, I year
9,498
292
116
46
—
162
I 37
Swansea, i year
1,038
58
30
6
4
40
175
Wolverhampton, 3 yrs.
5,575
306
84
7
20
III
3-50
Yarmouth (Great) 2yrs.
2,500
125
30
6
4
40
3-40
Totals of dwellings
on slum sites, &c.
789,036
32,213
7.291
6,627
1,620
15.538
-4.
Slight discrepancy between total working expenses and total of separate items is
due to use of round figures.
N.B. — In most of the above cases land is only charged to capital outlay at
housing valuation.
t The percentages and the detailed iigures in Liverpool refer to different periods.
CHAPTER IV.
MUNICIPAL HOUSING IN
LONDON.
LONDON COUNTY COUNCIL.
The London County Council up to 31st March, 1906, had
provided accommodation for 33,853 persons, calculated on the basis of
two persons to a room, in 6,326 dwellings of one to six rooms each,
and 1,147 cubicles in lodging houses. The cost of buildings and the
housing valuation of the land amounted to about ^1,900,000, and
the gross rental value of the dwellings completed and opened was
approximately ^136,000 per annum, or 7 per cent, on the estimated
outlay, the net rental being ;^i2i,583, and working expenses and
interest ;^ioi,69o, leaving ^11,106 for sinking fund, ^^5,441 for
repairs, renewals and reserve, and ^3,346 net surplus.
It has to be remembered, however, that in the case of the block
dwellings and lodging houses which furnish about five-sixths of the
above accommodation, the actual cost of the land in most cases was
five or six times its housing valuation, and in some cases even more.
It has been difficult to get the actual figures for dwellings erected during
the last four years, but assuming the site cost to be £(io per person
accommodated, it is necessary to add about ;^5o per person to the
above total of cost, and this brings up the capital outlay on 16,840
rooms to about ^2^3, 500,000, and thus reduces the percentage of rent
to 3*8 per cent, gross on outlay. This means, of course, that the
dwellings would under this supposition be burdened with the cost of
clearing the slums created by the negligence and wrong doing of
previous generations — a very unfair proceeding.
In addition to the schemes carried out under the Housing Acts,
the Council has provided dwellings capable of rehousing 11,198 persons,
in place of dwellings of 10,988 persons displaced in connection with
the construction of tunnels, the widening of streets, and other public
works. The principal schemes and the number of persons provided
for have been Blackwall Tunnel, 1,464 ; Kingsway and Aldwych, 3,090 ;
Rotherhithe Tunnel, 1,610; Thames Embankment Extension and
Westminster Improvements, 2,368 ; Long Lane and Tabard Street
(Bermondsey), 400 ; Mare .Street, Hackney, 606 ; York Road, Batter-
sea Rise, Garrett Road, and Merton Road, 536 ; Nine Elms, 238 ;
and Greenwich Generating Station, 220.
Fairly full details of these dwellings are given in the tables on
pp. 70-73, as well as in the Housing Handbook pp. 79-90, but so much
has been done since 1902 that the following particulars will be of
interest : —
65
GENERAL SUMMARY OF WORK DONE OR TO
BE DONE.
o §
r °
P c
U^ 0
More
than four
Rooms.
Total
dwellings
Cost ..f
Lnndand
Buildings
Dwellings Completed...
Dwellings in course of
erection
163
26
3031
413
2552
880
432
207
1 48
118
6326
1644
33.853*
10,577
1.857,519*
574,142
Totals in hand
189
3444
3432
639
266
7970
44.430
2,431,661
Total dwellings being
planned
52,634
2,517,281
97,064
;^4.948,942
* These figures include 3 lodging houses with 1,846 cubicles, which cost ^127,301,
and 6,326 dwellings, containing 16,350 rooms, and accommodating 32,706 persons,
at a cost of about ^i^i, 860,000, that is ;^55 per person, or ^iio per room, or ^^jOO
per dwelling, built as above stated in connection with improvement schemes under
Parts I, II, and III of the Act of 1890.
Clearance of Slum Areas. — The following additional schemes
have been undertaken by the London County Council under Parts
I and II of the Act of 1890 (see page 51 Housing Handbook). It
will be seen from the table that the land cleared under Part I cost
;^32,6oo per acre, or ^78 per person displaced, while that under
Part II cost ;^i9,7oo per acre or ^50 per person displaced. The
disparity is mainly due to the more central position of the areas dealt
with under Part I. They bring up the total spent in London on slum
buying to ^3,400,000 for about 100 acres.
The net expenditure, after receipts for sales and housing valuation
of sites for dwelliiigs, has been about ^2,600,000, of which half was
incurred by the old Metropolitan Board of Works in clearing 57 acres
of dwellings occupied by 24,100 persons, and the other half by the
County Council and Borough Councils in clearing dwellings on 51
acres occupied by 23,337 persons.
66
RECENT CLEARANCE SCHEMES.
Total
Acreage
cleared.
Gross
Persons
Persons
Total
net cost
Name of Area.
cost of
dis-
to Ije re-
cost of re-
of clear-
clearance
placed.
housed.
housing.
ance rate-
payers.
I
L
London County Council.
Part I Schemes.
£
Churchway, St. Pancras
1-98
43,200
1,096
832
47,676
34,502
Burford's Court ... 1
Tucker's Court ... V
0-89
16,420
576
630]
10,891
FavoniaSt., Poplar J
\
38,648
Providence Place, Poplar
0-87
11,170
361
400 1
11,170
Garden Row, Ruby St. \
Baltic St. and Honduras \
2*62
117,115
1,193
1,216
—
103,651
Street, St. Luke's J
Webber Row, Welling- 1
ton Place, and King's |-
S-i6
100,264
997
1,130
—
90,246
BenchWalk,Southw'k j
Aylesbury Place and Union
Buildings, Holborn
276
190,610
1,402
1,414
—
171,938
Nightingale Street,
Marylebone
0.88
6,000
576
576
—
702
Total of additional schemes
under Part I
i5'i6
484,779
6,201
6,198
423,100
Part II. Schemes.
Brooke's Market, Hol-
born, 1891
0-54
8,930
55
60
3,767
8,072
Mill Lane, Deptford, 1S92
1-98
23,341
715
946
63,138
19,644
Ann Street, Poplar, 1893
075
11,089
261
630
26,041
8,754
Falcon Court, Borough ...
1-49
50,538
824
680
44,121
45,497
Total of additional schemes
under Part H ...
476
93,898
1,855
2,316
137,067
81,967
Combined Schemes tender
Part II.
Queen Catherine Court,
Ratcliffe
133
108
—
5,574
London Terrace, S. George-
in-the-East
100
nil
—
1,364
Islington —
Norfolk Square
214
nil
—
6,748
Limehouse —
King John's Court
49
56
—
16,003
Rotherhithe —
Fulford Street
736
980
40,960
29,120
St. Pancras —
Branborne Place
7191
581/
896
16,940
Prospect Place
11,273
Chapel Grove ...
501
400
—
32,970
Eastnor Place
189
100
—
9,?24
3,222
2,540
129,513
67
There were on ^ist December^ igo6, a total of 9,416 " lettings "
on 48 estates, including 5,971 tenements in blocks, 1,348 cottages and
cottages flats, 1,845 cubicles in lodging houses (see pp. 39 and 77-80),
and 252 shops, stables, etc.
The rents have been as follows : —
s.
d.
s.
d.
One room
170
at
2
3
to 5
0
per
Two rooms
• 3>262
3
6
„ 8
6
Three rooms ..
• 3.136
5
6
» II
0
Four rooms
542
7
0
>, 13
0
Five rooms
206
7
6
.. 13
0
Six rooms
5
14
0
„ 14
6
or an average of about 3/- per room per week.
The 1,845 cubicles in the lodging houses are let at 6d. and 7d. per
night.
The gross capital expenditure was about ^2,250,000, and the gross
rental ;^ 166,070. It is estimated that if the Council completes the
development of all the estates the actual outlay will be about
;^5, 000,000, and the gross rental ;^5oo,ooo.
The nine estates of block dwellings built under Part III
consist of dwellings for 4,559 persons, on 5^ acres, at a cost for building
and land (housing valuation) of;^236,702, or ^52 per person.
Some of these are in Central London, but four of the more recent
have been established in what may be called middle London. They
are as follows : —
Wedmope Street, Upper Holloway. — A site has been pur"
chased for ^11,650, and Wessen Buildings erected for 1,050 persons in
blocks containing five one-room, 140 two-room, and 80 three-room
tenements.
Caledonian Estate, Islington. — Purchased for ^16,000, and
five blocks of dwellings for the accommodation of 1,388 persons in
tenements of one to five rooms each have been provided.
Brixton Hill Site, Lambeth. — Purchased for ^7,000, and
Briscoe Buildings erected to accommodate 718 persons in tenements.
Hughes Field Surplus Lands, Deptford. — The Council has
utilised under Part III of the Housing Act of 1890, three plots of
surplus land acquired in connection with the Hughes Field (Part I)
Clearance Scheme, by the erection of three blocks of working class
dwellings, accommodating 600 persons.
SUBURBAN COTTAGES.
Especially since the passage of the Amendment Act of 1900 has
the County Council been active under Part III of the Act of 1890.
This will be readily seen from the following table, which gives par-
ticulars of sites acquired for the [)urpose of building cottages under
Part III of the Act, apart from any rehousing obligation, up to
68
30th November, 1906, including present and future development.
The actual cost of the land is included : —
Accom-
Accom-
Total for
Accom-
modation
modation
Total
estimated
Estates.
Area.
modation
in course
to be
accom-
cost of
provided
of erec-
provided
modation
land and
for
tion for
for
for
buildings
Norbury Estate Cottages,
Croydon
Totterdown Fields Colt-
31
388
344
5,068
5,800
£
283,000
ages, Tooting
While Ilart Lane Cott-
38^
4,815
298
3,319
8,432
400,238
ages, Wood Green
Old Oak Common Lane
2254
1,495
948
40,067
42,500
1,972,602
Cottages, Hammersmith
54
—
—
9,200
9,200
450,000
Total
349
6,698
1,590
57,644
65,932
3,105,840
The Tooting op Totterdown Fields Estate. — The rentals
of the four classes of cottages on this estate vary from 6s. to 13s.
per week. The scheme is being carried out in three sections, of which
Section A contains about 9 acres, Section B about 14 acres, and
section C about 15 acres. The construction of the roads and sewers
on Sections A and B has been completed, and 706 cottages, accom-
modating 4 960 persons, are in occupation. Of these cottages six are
on Section C. This section will be developed at an early date, the
roads and sewers having been completed.
The Norbupy Estate. — An estate at Norbury was the first to
be purchased by the Council under the provisions of the Act of 1900,
which allowed operations to be conducted beyond the limits of the
county boundary. The site is about 31 acres in extent, and lies about
a quarter of a mile from the county boundary. It is the same distance
from the station of the London, Brighton, and South Coast Railway,
but the tramway service of the Croydon Corporation gives direct access
to Thornton Heath and Croydon. The roads and sewers on Sections A
and B of the estate, consisting of about 8 and 11 acres respectively,
have already been formed. Five blocks containing 52 cottages with
accommodation for 3S8 persons, have been completed, and 43,
additional cottages will shortly be finished. It is estimated that
accommodation for 5,800 persons can be provided on the estate.
The Wood Green and Tottenham Estate. — This estate,
purchased under the provisions of the Act of 1900, is situated in the
parishes of i'ottenham. Wood Green, and Edmonton, and comprises
altogether 225 acres. It consists of two detached portions, of which
71
the larger, or southern portion, of about 178 acres, lies between
Lordship Lane (which is a main thoroughfare from High Road,
Tottenham, to Green Lanes, Wood Green) on the south, and White
Hart Lane on the north, and the smaller, or northern portion, of about
47 acres, is'some quarter of a mile distant, and is approached from
White Hart Lane. It is estimated that accommodation for 42,500
persons in cottages and in tenements over shops can be provided on
the estate. The cottages, which will be two storeys in height, will
contain three to five rooms each, and each will have its own garden.
The northern portion of the estate is not yet ripe for development,
and building operations are at present confined to the southern portion.
Section A, consisting of about five acres, has already been developed
by the erection of 141 cottages, providing accommodation for 1,006
persons. These cottages have been completed and let. On Section
B, which comprises about 15^ acres, the roads and sewers have been
constructed, and 60 cottages have already been completed. In 1903
the Council accepted a generous offer of ^10,000, made by Sir Samuel
Montagu, for the development of about 25 acres of the estate. The
principal condition of the gift is that the tenancies in the cottages
to be erected on the site are to be offered, in the first instance, and
from time to time as vacancies occur, to residents of Whitechapel of not
less than three years' standing, without distinction of race or creed.
On the Tower Gardens section, which has been allocated for the pur-
pose of the gift, 122 cottages are now being built, and it is estimated
that in all 568 cottages and a large garden of about three acres can be
provided on this section.
Old Oak Common Lane Estate, Hammersmith. — Ihe
Council has purchased from the Ecclesiastical Commissioners a site of
54 acres of fiat land at Old Oak Common Lane, Hammermith, at the
price of ^550 per acre. It is proposed to develop the estate so as to
provide for about 9,200 persons m 1,250 cottages of four different
classes. According to the estimates of the costs of such a scheme, it
would appear that the cottages could be let at reasonable rents, and
that the net income would be sufficient to enable the Council to pay
the price of the land and to comply with all the financial requiremeiits.
A portion of the estate is required by the Great Western Railway Com-
pany for the purpose of constructing a branch line of railway, and the
development of the estate has for this reason been delayed.
The following table shows the principal dwellings erected by the
London County Council, with the situation, date of erection, accom-
modation, capital expenditure, net rental, working expenses, and
return on outlay. (Slight discrepancies in totals due to use of round
figures.)
LONDON COUNTY COUNCIL WORKING GLASS DWELLINGS AND LODGING HOUSES.
Analysis of Accounts fok Year 1905-6.
Dwellings Opened for more than a Year.
Accom-
Capital *
c c
Dwellings and Date of Opening.
modation
Expendi-
Net
Mainten-
j;S-S
(persons)
ure to 31st
Rental.
ance.
.-■-13
V ^ 0
Vtar., 1906.
t, S.
Housing of the Working Classes Act, 1890. •
,
Part I.
jE
J£
£
*
Brook Street dwellings (1894-1900) ...
308
17,114
1,024
479
3"2
Boundary Street estate (1895- 1900) ...
5.524
337,536
25,777
12,046
3-8
Gold smith's Row cottages (1895)
144
8,128
458
207
3-1
Hughes Fields cottages (1895)
666
39.476
1,742
859
4-8
Cable Street dwellings (1896-1901) ...
800
41,252
2,901
1,212
4'1
Shelton Street Dwellings (1896)
284
24,392
1,526
557
4-0
*Millbank estate (1899-1902)
1,536
82,266
6,565
2,433
5-0
Churchway dwellings (1901-2) ..
832
47,676
3,841
1,427
5'i
Hardy cottages (190 1 )
306
13,298
840
409
3*3
Duke's Court Dwellings (1902)
458
23,360
1,792
680
4-8
Russell Court dwellings (1903)
293
15.950
1,135
401
4-6
Preston's Road estate ...
269
12,737
377
269
•9
StLuke'sdwellings,Wenlakebdgs(l905)
Fart II.
Cranley buildings (1897)
496
24,534
1,840
688
47
60
3,767
284
109
4-6
Borough Road dwellings (1900)
400
29,014
1,827
730
37
Cobham buildings (1900)
278
15,107
1,091
410
4-5
Ann Street dwellings (1901-2)...
630
26,041
1,914
1,009
3 '4
Sylvia Cottages (1903) ...
144
6,053
466
188
4-6
Part III.
Parker Street house (1893)
345
26,565
3,302
2,341
3-6
Carrington house (1903)
802
57,085
4,967
3,768
2-1
Dufferin Street dwellings (1892)
174
6,614
598
362
35
Green St. and Gun St. dwellings (1897)
420
24,934
1,720
660
4-2
Millbank estate (1899-1902)
230
12,318
937
347
47
Holmwood buildings (1900)
72
5,227
367
178
37
Totterdown Fields estate (1903-1905)...
3.740
199.853
6,432
2,479
2-0
Preston's Road estate {1904)
1,035
38,648
1,509
1,079
i-o
Hughes Fields dwellings (1904)
440
17,072
999
491
2-9
White Hart Lane estate, Sec. A (1904)
1,004
40,528
1,739
684
2-6
Wessex buildings (1904-5)
1,050
58,161
2,756
1,283
2-5
Improve.ment Acts.
Battersea Bridge dwellings {1901)
286
17,054
1,117
465
3-8
Council buildings (1894)
238
17,041
710
385
1-9
Armitage and CoUerston cottages (1894
464
33,456
1,259
568
2-0
Idenden cottages (1896)
400
18,656
1,058
462
3-2
Cotton Street dwellings (1901)
360
14,168
982
560
2-9
Barnaby buildings (1904)
400
17,806
1.371
653
4-0
Durham buildings (1904)
536
27,001
947
585
1-3
Duke's Court dwellings (1902)
152
7,786
597
226
47
Russell Court dwellings (1903)
97
5,316
378
133
4-6
Herbrand Street dwellings (1904)
680
33,491
2,719
988
5"i
Bourne estate (1902-4) ...
2,640
186,131
12,798
4,406
4-5
Millbank estate ( I S99- 1902)
2,664
142,681
11,254
4,172
4"9
Swan Lane dwellings (1902-4)
1,270
60,356
1,972
1,290
i"i
Brightlingsea buildings (1904)..
340
13,664
686
397
20
Darcy buildings (1904)
190
9,701
692
280
4-2
Hughes Fields dwellings (1904)
220
8,536
499
245
2-9
TOTALS
33677
1,867,563
119,785
53,622
3'6
* These figures are arrived at by reckoning the sites in many cases at " housing valuation." If
the actual cost of the land is charged, the capital outlay would have to be taken at about ;6i, 000,000
more, and the net return on actual outlay would then be reduced to about 2 or 2J per cent.
73
A more detailed analysis of the outgoings of London County
Council block dwellings, with 14,900 rooms, for the year ended March,
1906, shows the amount and percentage of the total in respect of the
various items as follows out of a gross rental of ^115,165 : —
Rates and Taxes
Actual Repairs ...
Repairs Reserve
Collection and Supervision
Lighting, Heating, Water,
and Insurance
^■Empties
Irrecoverable Arrears ...
Caretakers' Quarters ...
Amount per
Rent per
Total
Percentage
Room
Room
Amount.
of Rent.
per annum.
per week.
£
£ s. d.
pence.
21,000
i8-2o
I 10 0
692
8,050
7"oo
0 II 6
2-65
4,000
3-50
0 5 8
I "3°
5>75o
5-00
082
I 90
5>925
5"i5
0 8 5
I 94
8,.522
7-40
012 2
2-8o
158
•14
0 0 2|
■05
832
•72
0 I 2I
•27
Interest —
Land . . .
Buildings
[1,172] ^
732
4i'5o
398 15-96
Repayment of Loans —
Land 1,475! r, .
Buildings ... 8,401] 9' '
Surplus ... ... 2,320
115. 165
8*50 o 14 O 3"2I
2 -J
044 1. 00
5 8 3/2
*No less than ;i^5,924, or 70 per cent, of these empties, were in respect of Swan
Lane, Preston Road, Wessex Buildings, and Durham Buildings, with only 14 per
cent, of the accommodation. The normal amount for empties would seem to be
nearer 3 per cent., or id. per room per week.
These figures are very instructive, indicating as they do : —
(a) The extremely large capital charges in respect of building, and therefore
the vital importance of trying to reduce this item in all housing
schemes.
(6) The hea\-}- burden of rates and taxes amounting to 2/33 per week for a
four-roomed house, or more than the total rent in many four-roomed
houses in rural districts.
{c) The unnecessarily heavy sum charged for repairs which enters into the
basis of rateable value, and therefore increases the rates and taxes
paid on the dwelling.
Slum Sites and Housing Valuation. — Reference has been
made on more than one occasion to the fact that it is the practice of
many municipalities in connection with rehousing schemes, to charge
to the dwellings account only the value put upon the sites by the
DI
74
Council's valuer, instead of their actual cost. The vagaries that are
possible under the present system are easily seen from a study of the
comparative figures of the Brightlingsca Building site acquired for
re-housing purposes.
Cost of acquisition of Site ... ... ... 12,000
Commercial value of Site ... ... ... 2,150
Housing valuation ... .. ... ... 1,000
Value charged to Housing Scheme ... nil
Thus assuming the ordinary expenses of management, the rents
should not be less than 3/8 per room per week to make a commercial
profit, but they average only 2/2 per room, so the dwellings are
subsidised to the extent of 1/6 per room per week.
The Bourne Estate site cost ;^2o 1,000, and the buildings cost
^142,131, or a total of ;!^343, 131 for 1,320 rooms, which are let at
average rents of 3/9 per room per week, producing ;^i2,798 gross
rental. Working expenses amount to ;^4,4o6 per annum, and loan
charges, which are only ^6,863 when charging simply the housing
valuation of ;^44,ooo for the site, ought to be ^12,700 if the full cost
of clearance and rehousing is reckoned. This means that to pay all
outgoings and to make a strictly commercial profit the rents ought to
be ;^i 7, 106, or 5/- per room per week. Thus the already high rents
are really subsidised to the extent of 1/3 per room per week. The net
capital equivalent of this subsidy is ^157,000, or nearly ^60 for each
person housed, and ^120 for each dwelling provided.
Similarly the Boundary Street scheme was subsidised to the extent of
^270,000, or at the rate of ;^63 for each person housed, and though
the average rents are 3/3 per room per week, they ought to be 4/5 per
room to be commercially profitable.
The better plan would be to charge the dwellings with the whole
cost of acquiring the site, and then to show the ratepayers and
Parliament what a serious loss must result. If this had been done
everywhere from the beginning, a reform of the law would have been
inevitably secured long ago.
PROPOSALS FOR REFORM OF THE HOUSING ACTS.
The following proposals for amendment of the Housing Acts have
been sent by the London County Council to the Local Government Board :
(i) That the Council, having cleared an insanitary area and covered
it with dwellings, shall not be compelled to sell it at the end of
ten years.
(2) That cleared sites useless for dwellings purposes may be sold or
exchanged.
(3) That the obligation to re-house displaced persons in the vicinity
of the displacement shall be removed in favour of the provision
of suitable sites in outlying districts.
75
(4) That the Corporation should be compelled to contribute towards
the cost of clearing insanitary areas.
(5) That the Council should not be liable for poor rate and land tax
for cleared areas not built upon.
(6) That loans for working class dwellings shall be spread over
100 years.
(7) That when a house becomes a public nuisance it shall be
demolished.
(8) That the Council's lodging-houses shall not pay inhabited house
duty.
(9) That private persons displacing any working class person should
be liable to pay for the privilege.
In connection with this last important proposal the Council
recognise that it is out of the question to expect private persons to
provide a housing scheme in the ordinary sense, and they therefore
suggest an amendment of the law on the following lines : —
(i.) That a fund be created to be called the " Purchase of Sites Fund,"
under the control of the local authority.
(ii.) That the fund be used to defray only the difference (if any) between
the actual cost of a site acquired, and its value for housing purposes.
(iii.) That no person, body of persons, or authority shall hereafter be at
liberty to displace any persons of the working class unless and until he or
they shall have paid to the fund a sum equal to the difference between the
commercial and the housing value of a site sufficient, in the opinion of
the Local Government Board, for the provision of the required accommoda-
tion within a reasonable distance of the displacement.
(iv.) That any payment under (iii.) shall not liberate the person, body of
persons, or authority from any obligation or condition requiring him or them
to compensate each working-class tenant for the reasonable expenses of his
removal.
EIGHT USEFUL FACTS.
1. The death rate in London has fallen thirty per cent, in the last
17 years, and is now only i5"6 per 1,000, as compared with i8'3 in New
York, i9'3 in Vienna, 2o"6 in Rome, and 25 in St. Petersburg.
2. The extra lives saved in 1905, as compared even with 1 891-1900,
number nearly 20,000.
3. The phthisis death rate and measles death rate have declined by
one-third ; epidemic disease death rate and whooping cough death rate
have declined by one-half, and typhus has practically vanished since
1890.
76
4- The death rate in the model dwellings on cleared slum areas is
under 13 per 1,000, or one-third of what it was on the old slums before
clearance, viz., 40 per i.ooo
The interest and sinking fund charges on all the dwellings amount
to 47'86 of the gross rental, and the working expenses to 40"23 percent.
6. The occupations of the tenants vary as follows : —
Labourers
789
Tailors ...
155
Packers
97
Clerks
312
Cabinet Makers
146
Engineers...
87
Policemen
251
Canvassers
122
Dressmakers
41
Shop Assistants
202
Cigarette Makers
118
Coachmen
31
Warehousemen
183
Widows
116
Motormen
26
Printers
182
Tram Drivers ...
no
Milliners ...
19
Charwomen ...
182
Postmen
107
7. The average rent of L.C.C. dwellings, including suburban estates,
is 2/1 r per room, the average rent of new houses provided by other
agencies 2/4 per room, but it is very misleading to compare these figures
because the L.C.C. dwellings are mainly central and recent, whereas
the others are less central and less recent.
8. The total financial result on all dwellings and estates from the
date of opening the first block in April, 1894, up to 31st March, 1906,
shows that a sum of ;,^56,882 has been temporarily defrayed out of the
rates, of which a sum of ^'17,798 has already been repaid out of
revenue, leaving a net contribution from the rates of ^39,084, owing
mainly to the fact that during the time the houses are being erected,
and before any rent can be received for them, the expenditure is bearing
interest but brings back no return.
On the 31st March, 1906, however, there were credit balances in
respect of dwellings in occupation as follows : —
Sinking Fund accumulations ... ... 72,216
Repairs and Renewals Fund accumulations 27,889
or a total of ^100,105, so that except in respect of slum buying the
dwellings have more than paid their way.
77
DWELLINGS ERECTED BY THE LONDON COUNTY
COUNCIL.
ui
1
K c ^ c
District, Situation,
and
Date of Erection.
•of
Q
Rooms
in each.
Rent per
Week.
Cost of
Building.
Area
of
Site.
Cost of Sit
(aj Housi
Valuatioi
(<5)ActualC
Cost
per
Room
£
£
£
Battersea, S.W.
Battersea Bridge \ lO
One
5/0
15.704
—
1,350
109 B
Buildings, Bridge ' 44
Two
6/0 to 7/6
loS
Road (1901) ' 15
Three
8/0 to 9/0
*Durham Buildings,! 56
Two
4/6 to 6/0
24,621
_
2,380
92 B
York Road (1904) 52
Three
7/0 to 8/0
9S
Bermondsey, S.E,
♦ Barnaby Buildings 40
Two
5/6 to 6/0
16,374
—
1,432
82 B
Leroy Street (1904) 40
Three
7/6 to 8/0
7
♦Swan Lane, 135
Two
5/0 to 5/6
55,356
5,000
87 B
Rotherhithe 115
Three
7/0 to 8/0
88
(1902-4) 1 5
Four
8/6 to 9/0
Bethnal Green, E
Boundary Street 15
One
3/6
275,526
15
62,710
103 B
Estate (1895-1900)533
Two
5/6 to 8/0
acres
23 S
388
Three
7/6 to 10/6
98
Four
9/6 to 12/6
7
Five
12/0 to 13/0
3
Six
14/0 to 14/6
103
Work-
shops
Clerkenwell, E.G.
*Mallory Buildings,
I
One
5/0
9,900
2,120
S. John St., E C.
15
Two
6/0 to 7/0
(1906)
17
Three
8/6 to 9/6
Deptford, S.E.
♦ Raleigh, Drake,
38
Two
5/0 to 5/6
24,325
—
1,283
74 B
and Ben bow
74
Three
6/0 to 6/6
4S
Buildings, Hughes'
8
Four
7/6
Fields (1904)
♦Sylvia Cottages,
24
Three
7/6
5,053
1,000
70 B
Brookmill Road
14 s
(1902-3)
Jinsbury, E.G.
Costerniongers'
29
One
2/3 to 2/9
4,714
—
1,900
54 B
Dwellings,
23
Two
4/6 to 5/0
22 S
Dufferin Street,
4
Three
6/6 to 7/0
S. Luke's (adapted
12
Sheds
I/O
1892)
12
Stables
1/6
♦ Wenlake Buildings
25
Two
6/6 to 7/0
19,534
_
5,000
80 B
Ruby Street,
46
Three
8/6 to 9/6
20 S
S. Luke's (1905)
15
Four
1 0/0 to 10/6
78
DWELLINGS ERECTED BY THE LONDON COUNTY
COU'NClh.—Condmied.
District, Situation,
and
Date of Erection.
0 _c
Q
Rooms
in each.
Rent per
Week.
Cost of
Building.
Area
of
Site.
Cost of Site.*
(a) Housing
Valuation.
((5)Actual Cost
Cost
per
Room.
£
£
£
Greenwich, S.E.
East Greenwich
30
Two
5/0
32,308
—
1,148
139 B
Cottages, Black-
20
Three
6/0 to 6/6
5S
wall Lane (1894)
28
Four
8/0 to 8/6
Hardy Cottages,
51
Three
6/6 to 7/6
12,298
f acre
1,000
81 B
East Street,
(17,535)
7S
Trafalgar Road
(1901)
Hughes' Field
71
Two
5/0 to 5/6
35,756
4i
3,720
107 B
Cottages (1895)
61
Three
6/3 to 6/6
acres
(83,793)! II s
• 2
Four
7/6
t
Idenden Cottages,
SO
Four
8/6 to 9/0
17,156
—
1.500
85 B
Tunnel Avenue
8 S
(1896)
Hackney, N.E-
*Darcy liuiklings,
25
Two
6/0 to 6/6
9,701
—
—
—
London Fields
15
Three
8/0 to 8/6
(1904)
*Valette Buildings,
39
Two
6/6 to 7/0
18,160
3,000
87 B
Mare Street (1905)
34
7
Three
Four
8/6 to 9/0
10/6
Holborn
Cranley Buildings,
6
Two
8/0
3,017
1/5
750
100 B
Brooke's Market
6
Three
10/6
acre
(8,018)
25 s
(1897)
^Bourne Estate,
16
One
4/6 to 6/0
142,132
2S
44,000
102 B
Clerkenwell Road
306
Two
7/6 to 8/6
acres
(201,000)
32 S
(19C2-4)
167
48
23
Three
Four
Shops
9/6 to ii/o
ii/o to 13/0
4/6 to 6/0
t
*Herbrand Street,
20
One
3/6 to 4/0
26,491
—
7,000
78 B
Russell Square
240
Two
6/0 to 6/6
20 S
(1904)
120
Three
8/0 to 8/6
Shelton Street,
3
One
3/6 to 4/0
19,292
I 1/5
5,100
III B
Drury Lane (1896)
45
Two
6/6 to 8/0
acres
(68,419)
29 S
II
Three
9/0
t
4
Four
ii/o to 1 1/6
21
Work-
shops
4/0 to 6/0
Islington, N.
*Wessex IJuildings,
5
One
4/0 to 4/6
45,661
—
12,500
87 B
Wedmore Street,
140
Two
5/6 to 7/0
24 S
HoUoway (1904)
80
Three
8/0 to 9/0
79
DWELLINGS ERECTED BY THE LONDON COUNTY
CO\]l<iC\'L. — Contin2ied.
District, Situation,
and
Date of Erection.
0 c
Rooms
Rent per Cost of
Area
of
Site.
Site.*
using
tion.
a.1 Cost
Cost
c^
2 ^
in each.
Week. Building.
tof
Ho
alua
.ctu;
per
Room
Q
1
£
i £
£
Lambeth, S.W.
:+: Lennox Buildings,
3
One
5/6 to 6/0
—
739
Wandsworth Road
17
Two
6/0 to 6/6
(1905)
20
Three
8/0 to 8/6
-11,608
^Clere Cottages,
7
Three
8/6
Wandsworth Road
(1905)
Poplar, E.
Adelaide Buildings
25
Two
5/0 to 6/0
'
Ann Street (1901)
15
Three
7/0 to 7/6
I 23,781
facre! 2,260
76 B
3(<:Melbourne and
65
Two
5/0 to 6/0
7 S
Sydney Buildings,
30
Three
7/0 to 7/6
Ann Street (1902)
J
Cotton Street
30
Two
5/6
12,768
— '• 1,400
71 B
(1901)
40
Three
7/6 to 8/0
;
8 S
Council Buildings,
30
Two
5/0 to 5/9
16,420
—
621
136 B
Raleana Road
20
Three
6/6 to 7/6
6 S
(1894)
*Preston's Road
140
Two
4/6 to 5/0
44.435
—
6,950
70 B
(1904)
124
Three
6/6 to 8/0
ir S
Shoreditch, E.
Goldsmith's Row
8
Two
5/6
7,129
—
1,000
99 B
Cottages, Hackney
12
Three
7/6 to 8/6
14 S
Road (1895)
5
Four
1 0/0
St.Pancras,N.W.
Church way Estate,
2
One
4/6 to 5/0
39,127
2 acres
8,550
94 B
Seymour Street
124
Two
7/0 to 8/0
21 S
(1901-2)
50
4
Three
Four
9/6 to 12/6
1 1/6
Southwark, S,E,
Borough Road
52
Two
6/0 to 8/0
24,014
'
5,000
120 B
Dwellings (1900)
32
Three
9/6 to I 0/0
.1*
i acres
25 s
Cobham Buildings,
40
Two
6/0 to 6/6
13.007
1
2,100
93 B
Pocock Street,
20
Three
8/6 to 9/0
15 s
Blackfriars Road
(1900)
Green Street and
13
One
4/6 to 5/0
21,075
^acre
3,860
100 B
Gun Street, Black-
71
Two
6/6 to 7/0
20 S
friars (1897)
18
8
Three
Sheds
8/6
6d.
Holmwood Build-
12
Two
8/6 to 9/0
4,777
—
450
133 B
ings, 97, Southwark
4
Three
12/6
13 s
Street (1900)
8o
DWELLINGS ERECTED BY THE LONDON COUNTY
COUNCIL. — Contimied.
District, Situation,
and
Date of Erection.
P
Rooms
in each.
Rent per
Week.
Cost of
Building.
Area
of
Site.
Cost of Site.*
[a) Housing
Valuation.
((5)Actual Cost
Cost
per
Room.
£
£
£
Stepney, E.
:+Brightlingsea
5
One
3/6 to 4/0
13,665
■ —
1,360
81 B
Buildings, Narrow
20
Two
5/0 to 5/6
8
Street (1904)
35
5
Three
Four
7/0 to 7/6
8/6 to 9/0
Beachcroft Build-
20
Two
5/6
11,736
I acre
1,200
117 B
ings, Brook Street
20
Three
7/0 to 7/6
12 S
(1894)
Cranford Cottages,
18
Three
8/6 to 9/0
4,397
—
600
80 B
Brook Street( 1900)
12 S
Cable Street,
20
One
4/6 to 5/0
37,592
i\
3,660
94 B
.Shad well (1896-
100
Two
5/6 to 6/6
acres
(40,516)
9S
1901)
60
Three
7/6
t
*Westininster,SW
*Dukes Court,
10
One
4/0
25,548
Part of
5,600
84 B
+Drury Lane (1902)
75
Two
6/6
Clare
18 S
35
Three
8/6
Market
10
Four
(0/6
site
^Siddons and Stir-
10
One
4/6
17,267
5-23
4,000
89 B
ling Buildings,
30
Two
6/6
acres
21 S
*Russell Court,
35
Three
8/6
*Drury Lane (1903)
5
Four
10/6
Millbank Estate
2
One
3/6
202,927
8 acres
44,340
92 B
(1899-1902)
485
392
16
I
Two
Three
Four
Five
6/6 to 8/6
8/6 to 10/6
12/0 to 13/0
12/6
20 S
*Croydon (Surrey)
♦Norbury Estate,
6
Four
S/6
—
—
—
—
Palmers Road
2
Five
ii/o
(1906)
*Tottenliam, N.
*White Hart Lane,
81
Three
5/0 to 6/0
38,018
5 acres
2,510
75 B
Lordship Lane
40
Four
6/3 to 6/6
5S
(1904)
20
Five
7/6 to 8/0
*Wands worth, SW
JttToitcrdovvn Fields
32
Two
6/0
—
—
—
—
Upper Tooting
241
Three
6/6 to 8/0
Road, Tooting
76
Four
8/0 to 10/6
(I903-.5)
"5
Five
9/6 to 13/0
i
t Actual cost of area in Brackets und rneath.
* New dwellings built in the four years since the preparation of the tables in
Housing Handbook pp. 8j — 84.
HOUSING IN THE CITY.
The City Corporation has not erected any artisans' dwellings under
the Housing of the Working Classes Act 1890, but it has put up three
blocks of dwellings under other powers and one voluntarily, the costs
being paid out of the city's fund.
The buildings erected under the Artisans' and Labourers' Act are
situated on a site in Stoney Lane, Middlesex Street, which was cleared
between 1877-1879. The site covers 79,198ft., or nearly two acres,
and five separate blocks of dwellings have been erected, at a total cost
of ;^2oi,4i5. Each of the blocks is five storeys high, counting the
ground floor, and altogether they contain 241 tenements. Under two
of the blocks are 20 shops, with 34 rooms at the rear, and this brings
the total number of habitable rooms, exclusive of the shops, up to 535.
The rents are as follows : — Large shop, with one room, 28/- per week ;
shop, with two rooms, 25/-; small shop, with one room, 16/- ; shop and
basement, 13/-; small shop and basement, 10/-; three-room tenements,
8/6 to 9/- per week ; two-room tenements, from 6/- to 7/6 per
week; and one-room tenements, 4/- per week. Rentals in 1905
amounted to ^5,930, against an expenditure of ;^5,4io, including
;^2,933 interest on loan. There was thus a balance of ^223 in favour
of the account.
Tower Bridge buildings, in Dockhead, were taken on lease by the
Corporation for 25 years. They are of the model dwelling style, and
comprise basement, ground, and four floors. The area of the site is
approximately 6,830 square feet, the buildings covering about 4,720
square feet. Excluding the shops on the ground floor, the dwellings
consist of 70 rooms, divided into 31 suites of one, two, and three
rooms, providing accommodation for about 30 families. The weekly
rents range from 9/6 to 3/6. The rents for the year 1905
amounted to ^875, and the outgoings to ;£i,o']b 13s. lod., leaving a
deficit of ^314 OS. 4d. to be made up from the funds of the Bridge
House Estates. These are about the average figures.
Viaduct Buildings stand on a site which, with a covered yard, is
8,400 square feet. They are four floors high, including the ground
floor, and contain 40 dwellings, each with parlour, scullery w.c, etc,
and one bedroom. The number of persons occupying the dwellings is
178. The total rentals for 1905 amounted to ;^784, the rents charged
ranging from 8/6 to 6/- per week.
The dwellings erected voluntarily by the Corporation, in Farringdon
Road, were built in 1865, at a cost of ^54,568, and extended in 1880,
at a cost ot ;^5, 199. The area of the site is about 26,800ft. super. The
buildings are six floors high, including ground floor, and contain twelve
shops, each with parlour, scullery, w.c, etc, and two bedrooms; 84
dwellings, each with parlour, scullery, w.c, etc., and two bedrooms ;
and 84 dwellings, each with parlour, scullery, w.c, etc., and one bed-
room. The total number of persons accommodated is 833. The rents
per set of rooms range from 4s. 6d. to 7s. 6d. per week, and the total
rentals for 1905 amounted to ^3,892.
82
METROPOLITAN BOROUGH COUNCILS.
Battersea. — -The Council has built, by direct labour, tenements
and houses, on the Latchmere Estate, for 315 families of the working
classes. Each house or tenement is self-contained, is wired for electric
light, id. in the slot at 4d. per unit, and is provided with combined
food cupboard and dresser, and ample shelving, with patent combined
kitchen-range, copper, bath arrangements, and back garden. The walls
are of hard stock bricks, the fronts faced with picked stocks, with red
hard courses and quoins to the windows. The roofs are of Welsh
slate, capped with red tiles. Wages paid by the Council were : —
Plumbers and plasterers, rid. per hour; carpenters, bricklayers,
electricians, and masons, lo^d. per hour; lathers and painters, gd. per
hour ; scaffolders, 8d. per hour ; labourers and watchmen, j^d. per
hour. Forty-eight hours was a week's work. The price of the building
worked out at under yd. per foot cube, or ^78 per room, not counting
the bathroom-scullery, with an area of 75 square feet. The houses
are supplied with water by an artesian well, 456 feet deep, sunk on the
estate. The average cost of electric light to the tenants is ifd. per
night in winter, and fd. in summer. Streets and buildings cover nearly
eight acres, while nearly four acres are reserved for a recreation ground.
On the Town Hall Estate there are 14 houses containing two three-
room tenements each, and four houses containing two two-room tene-
ments each, fitted up similar to those on the Latchmere Estate. Wood
block flooring, however, is provided on the ground floors. The last
financial returns were as follows : Latchmere Estate — receipts ;^7,405 ;
expenditure (including interest and repayment of loans) ^7,503, deficit
;^98. Toiv7i Hall Estate — receipts ^760, expenses ^851, deficit ^91.
When the repayments are balanced against this the result is that they
may reasonably claim to be self-supporting. The houses are divided
into three distinct types, viz., four-room tenements, three-room tene-
ments, and five-room houses. The height of all rooms is 8ft. Qin. clear,
and each tenement has its own separate entrance and back garden.
L. R. denotes Living Room.
Bed Room.
Scullery.
Passage.
Bath.
Coals.
Food Cupboard.
Area in Feet.
rouR
ROOMED
TENEMENTS
C.
F.
Figures
^n-
5CALE
20 as
» so ree^
Battersea Cottage Flats — Latchmere Estate.
Four-roomed tenements (see tables following).
Bermondsey. — The Borough Council, under Part II of the
Housing Act, 1S90, has erected four blocks of model dwellings capable
of accommodating 980 persons in 490 rooms, on the Fulford Street
and Braddon Street area. These dwellings were constructed from
competitive designs, adjudicated upon by the Vice President of
the Royal Institute of British Architects. They are on the balcony
system, and cost ;^83 per room, or Sfd. per foot cube.
Camberwell. — Two schemes are being carried out by the
Council under Part III, one in Camberwell which is described
elsewhere, for reconstructing an insanitary area [sec. 59 (2) (3)], and the
other in Grove Vale, Dulwich, for providing new dwellings under
sec. 59 (i).
Ttiere a plot of land, about eight acres in extent, has been
purchased for p/^5,400, after setting aside a proportion for public im-
provements. Ninety-five houses have been erected to accommodate
183 tenements. The scheme is completed, and the total cost of the
site and houses is over ^60,000. This estate is quite self-supporting,
after setting aside the unnecessarily liberal proportion for repairs fund
as required by the London County Council.
The financial results show a surplus at March, 1906, of ;^82 iis.
after paying all working expenses, with interest and repayment of loans
and a sum of ^554 in respect of loan charges and contributions to a
repairs fund while the buildings were in course of erection and pro-
ducing no income. Empties last year were ^2 17s. yd., and arrears
nil on a rental of ^4,798. The estimated gross profit for the year
ended March, 1907, is ^3,492 — sufficient to pay ^1,478 in rates and
all the above charges, and to give a surplus of ^659. In a special
report on this subject the Borough Accountant shows that the repairs
fund already contains ^1,300, and that the accumulated surpluses of
this Dulwich scheme will amount to ^4,474 in 19 14-15, thus almost
paying for the deficit on the acquisition and improvement ot the
Hollington Street area.
The total outlay of the Council on all its housing schemes is about
;^I20,000.
Chelsea. — -The Council bought Onslow dwellings in 1901, and in
Beaufort Street, near Battersea Bridge, also purchased, about four
years ago, a cleared site, some i'6 acres in extent, and has erected
artisans' dwellings thereon. These dwellings consist of five blocks of
six-storied houses, known as Sir Thomas More Buildings, and contain
262 tenements, with 583 rooms, costing ^89 or 8fd. per foot cube.
A drying room, day and night hot water supply, including boiling
water for kettles, and eight bath rooms are also provided. All
partitions are of fire-proof material 2^ inches thick, and the walls are
finished with distemper. The floor area is 239 square feet for one-room,
380 square feet for two-room, and 538 square feet for three-room
tenements. In 1905-6 the Council erected Pond House upon the site
of Nos. 21-23, Pond Place.
Hackney. — The erection of tenement dwellings in Urswick Road
at an estimated cost of ^21,000 is under consideration.
84
Hammersmith. — In November, 1903, three blocks of eight
tenements for 24 famiUes were opened in Yeldham Road. The rooms
are hghted by electricity from the adjacent works. The buildings, the
total cost of which was ;^5,5oo, were built on vacant land.
Hampstead. — A site was acquired in Lower Cross Road, at the
corner of Upper Park Road, and three blocks of dwellings, with
accommodation for about 250 people, have been completed and are
occupied. The sets of rooms are self-contained, each having its own
scullery, water closets, etc.
St. Marylebone. — The London County Council sanctioned a
loan of ;^i2,265 for the buildings on the condition that the Borough
Council set aside ^103 a year as a repairs fund. The buildings were
completed in March, 1905. They consist of seven stories in red
Ibstock facings, relieved with picked Fletton bricks, which are largely
used throughout, and set in Portland cement mortar. The back part
of the roof is flat and used as a drying ground. Entrance halls,
corridors, staircases, landings, and wash-houses, are of glazed brick-
work from floor to ceiling. There are two wash-houses, each with two
washing troughs on each floor, with dust galleries for sanitary dustbins
between. There were very many more applicants than tenements. The
Improvements and Housing Committees submitted a scheme, under
Part II, in relation to an area known as the Devonshire Place area,
but owing to various circumstances it has not yet been proceeded with.
St. Pancras. — The London County Council, under Part I of the
Housing Act, has cleared the area known as Churchway, and erected
model dwellings thereon. The Borough Council, under Part II,
proposes to deal with four other areas — the Brantome Place, Prospect
Terrace, Chapel Grove and Eastnor Place areas. Brantome Place
area has recently been demolished. Prospect Terrace area is about to
be demolished. It is proposed to erect model dwellings in both areas,
which will re house 520 persons — 320 in Brantome Place and 200 in
Prospect Terrace. This, however, will not re-house the whole of those
displaced, and to provide for the surplus the Council has erected
working-class dwellings in Great College Street. The site extends to
15,404ft., and the buildings accommodate 332 persons. Each tenement
is self-contained, having its own wash-house, copper, and sanitary
conveniences, and a small covered balcony on which a dustbin stands.
The contract for the erection of the buildings amounted to ^17,734,
but to this must be added the cost of the site — -viz., ^6,500. Model
dwellings are also proposed to be constructed on Chapel Grove and
Eastnor Place areas. In the first case accommodation will be provided
for 400 persons in the place of 501 who will be displaced by the
execution of the scheme, while in the latter case, 100 persons will be
re-housed, 189 being displaced.
Shoreditch. — The Shoreditch Vestry cleared a large insanitary
area in Moira Place, displacing 533 persons. Artisans' dwellings were
erected in 1899, capable of re-housing 400 people, and further blocks
of dwellings, with shops, have been erected for another 148 persons.
Under Part III of the Act the Council has also purchased an estate at
Haggerston, and intends developing it for housing purposes.
85
Stepney — Two schemes under Part II were inaugurated by the
late Limehouse Board of Works, the sites being practically cleared
before the Council came into existence. The Queen Catherine Court
scheme was sanctioned at the end of 1893. The number of persons
displaced was 133. The area of the whole site is about 9,000 super,
feet, and a block of dwellings (" Edward Mann Buildings ") has been
erected on 6,000 super, feet, and the remainder of the site has been let
as a store. These dwellings accommodate 128 persons. The Council
has also purchased under the provisions of Part III of the Housing of
the Working Classes Act 1890, seven private houses adjoining the area
in Dorset Street and Brunswick Place, which the Council let as
workmen's dwellings.
Westminster. — The Westminster City Council purchased a site
from the Ecclesiastical Commissioners, with a frontage to Regency
Street of 305 feet, to Page Street of 175 feet, and to Vincent Street of
228 feet, containing a superficial area of nearly i| acres. Three
parallel blocks, known as Norfolk House, Probyn House, and Jessel
House, have been built, six storeys in height, including half-basement
and attic storeys. There are two roadways, or playgrounds, 40 feet
wide between the blocks, at the ends of which arcading has been
constructed to connect the buildings, so as to form continuous and
artistic frontages. The buildings house about 1,600 persons, there
being 793 rooms divided into 342 tenements. The rents include
chimney sweeping and the free use of Venetian blinds, baths and hot
water supplies, and drying room. The cost of the land and buildings
has been approximately ;^95,ooo, or about ^^5,000 less than the
architects' original estimate, and the rents are adjusted to a scale that
will, after providing for a sinking fund to repay the total outlay on the
buildings in 60 years, and on the land in 80 years, give a net return on
the expenditure of 3I per cent, per annum. The scheme is therefore
self-supporting, ample provision having been made for all outgoings.
The dwellings are occupied only by members of the working classes
principally employed at limited wages, within the City of Westminster.
The one, two, and three-room tenements are on the associated
principle, but the four-roomed are self contained. The elevations are
faced with red Leicester bricks, relieved with artificial stone dressmgs
of a pale buff tint, while carved cement ornament has been introduced
with good effect. The landings and staircases have dados of white
tiles with borders of blue tiles in relief, and ornamental panelled
balusters have been used instead of plain bars. Each living room has
a dresser and shelves, a self-setting close range, with removable oven,
a cupboard in two parts, ventilated at the top for food, and arranged
as a coal bunker below. Each bedroom has a stove and a clothes
cupboard. The windows have special arrangements for affording
ventilation when closed, and there are ventilating fanlights over the
doors of the tenements. Gas for lighting and cooking is supplied on
the penny in the slot system. On every landing there are sinks and
taps, besides a laundry fitted with boiler and washing trough, of which
each tenant has the exclusive use for one day. There are nine bath-
86
rooms on the basement of Jessel House, free to tenants at separate
times for males and females. Hot water can be obtained at all times,
day and night, from taps on the areas, while in an urn room are copper
kettles, from which boiling water will be served at breakfast and tea times.
There are, in addition, workshops, a drying room, free of charge, and
lock-up sheds for cycles and perambulators, at 2d. or id. per week.
In July, 1906, there were opened the City of Westminster Dwellings,
Marshall Street, Golden Square, W The building is five storeys in height,
and has a total of 20 tenements, containing 50 rooms. The rents are
higher than in Regency Street, owing to the increased value of the land.
Westminster Block Dwellings — Regency Street,
Associated, Single, and Two-room Tenements. Rents,
THREE
ROOMED
TEMEMEJiTS
Battersea Cottage Flats — Latchmere Estate.
Three-room tenements (see under Battersea and tables following)
L.R. denotes Living Room.
B.R. ,,
Bedroom.
Sy.
Scullery.
P-
Passage.
B.
Bath.
c.
Coals.
D.
Dresser.
F.
Food Cupboard
Figures ,,
Area in feet.
8?
DWELLINGS ERECTED BY METROPOLITAN BOROUGH
COUNCILS.
Cost of
. 1
Situation and
Date of Erection.
No.
Rooms
in each.
Rent per
Week.
Building
and other
Works.
Aiea
of
Site.
Cost of
Site.
Cost
per
Room.
*Battersea
£
£
£
Latchniere Estate
69
Three
7/6
Cottage Flats
69
73
Three
Four
7/6
1 0/0
Land,
85
73
Four
10/6
.98,303
Ss. I id.
7 acres
I rood
Corpo-
rate Pro-
4R
Latchniere Estate
2
Three
7/6
284 pis
perty,
89
Cottages
I
28
Four
Five
1 0/0
1 1/6
4,142
Road
Town Hall Estate
4
Two
6/6 11,421
4 acre
Ditto,
114
Cottage Flats
4
Two
6/6
319
14
Three
8/6
Footpath
14
Three
8/6
*Camberwell
1
HoUington Street,
243
Two
4/6 "1 Adap-
Varied
230 houses in slum
56
Three
6/6 j 1 ted
5i
Tenures,
remodelled and
67
Four
8/6 j 45 per
acres
3.500
adapted into 370
4
Five
10/0 J house
Road
dwellings
Grove Vale
86
88
6
I
Three
Four
Five
1 0/0
ii/o
14/6
20/0
[46,902
6i
acres
5,540 s
5,597 R
73B
17SR
90
*Bermondsey
Fulford Street and
25
One
3/6
42,082
5,000
36,780
86 B
Braddon Street
165
Two
5/6 to 6/0
sq.yds.
75 S
45
Three
7/6 to 8/0
*Chelsea
1
Onslow Dwellings,
45
Two
4/6 to 5/0
Already
I acre
Land and
66
Pond Place
63
Three
5/6 to 6/0
built
4,779
sq.yds.
Build'ngs
^18,350
Sir Thomas More
37
One
3/6 to 4/0
51.704
13/5
CI 2, 500
89BR
Bu Idings, Beau-
130
Two
6/0 to 7/0
inclusive
acres
22 S
fort Street
94
Three
8/6 to 9/6
III
Pond Houje,
8
Two
7/6
8,372
1/5
^2,300
95 B
Pond Place
24
Three
9/6 to 10/6 I
acre
24 S
*Hammersmith
119
Veldhani I^oad
12
Three
6/6 to 7/0 5,684
640
240 in-
65 B
(1903)
12
Four
8/9 to 9/0
6s. 8d.
sq.yds.
clusive
3S
*Hampstead
12
Two
6/6 to 6/9
11,496
I rood
1,296 in-
93 B
20
Three
9/0
17 pis.
clusive
10 S
10
Four
1 1/6
103
DWELLINGS ERECTED BY METROPOLITAN BOROUGH
COUNCILS.— ConHnued.
Situation and
Date of Erection.
No.
Rooms
in each.
Rent per
Week.
Cost of
Building
and other
Works.
Area
of
Site.
Cost of
Site.
Cost
per
Room.
I
£
£
Slioreditcli
Moira I'lace
36
Two
6/6
18,386
li
4,420
91 B
62
Three
8/6
acres
22 S
"3
*S. Marylebone
John Street Dwel-
18
Oi:e
12,265
1,045
7,400
128B
lings (1905)
24
10
Two
Three
sq.yds.
80SR
*S. Pancras
Great College
2
One
5/0
17,618
948
6,500
106 B
Street
2
Two
7/0 to 8/0
8s. 4d.
sq.yds.
inclusive
39
48
Three
9/6 to 12/0
4
Four
12/0 to 15/0
145
*Stepney
Edward Mann
II
Two
6/0 to 7/0
5.639
641
^51
85 B
Buildings, Dorset
14
Three
7/0 to 8/0
3s. 9d.
sq.yds.
13 s
Sireet, Ratcliffe
(1903)
98
Potter Dwellings,
15
Two
6/0
5.974
918
^1,110
90 B
3, Colt Street, and
12
Three
7/6
6s. 4d.
sq.yd.s.
17 s
Limehouse Cause-
way, Limehouse
107
(1904)
Nos. 25, 27, and
^ 3
Four
6/6 and 7/6
450 in-
133
408
—
29, Dorset Street
clusive
sq.yds.
(1904)
and Nos. 3, 4, 5,
4
Four
7/6
450 in-
170
408
and 6, Brunswick
.
clusive
sq.yds.
Place, Ratcliffe.
Houses purchased
(under Part III.
Housing Act) May
1904
^
*WestniiTister
Norfolk House,
44
One
3/0 to 4 '3
63,000
ih
32,000
79 B
Probyn House, and
159
Two
6/0 to 7/0
acres
41
Jessel House,
126
Three
8/6 to 9/6
Regency Street,
14
Four
1 1/6 to 12/6
120
Westminster
Golden .Square,
10
Two
8/0 to 8/6
4,600
356
2,700
92 B
Marshall Sireet
10
Three
ii/o to 1 1/6
sq.yds.
54
146
^Woolwich
Manorway
25
Four^
8/0 to ii/o
8,480
-
—
8s B
Cottages
c Roads and Sewers included in Biiildiii!^ Cost. d Housing Valuation.
* New dwellings built in (he four years since the preparation of the tables in
Housing Handbook, pp. 8j — 84.
CHAPTER V.
MUNICIPAL HOUSING IN
THE PROVINCES.
This chapter co7isists of two parts (i) Short alphabetical notes on
various towns j (2) Fuller particulars as to Bir/nin^haiii^ Glasgow,
Liverpool, Manchester, Newcastle, and Sheffield Cheap Municipal Cottages.
Altrincham, Bangor, Exeter, Guildford, Merthyr Tydfil, Neath,
Prescot, Stretford and Sheffield are dealt with in Chapter VIII.
I.— SPECIAL NOTES AND GENERAL
INFORMATION.
Aberavon. — A scheme prepared for 24 houses at 6s. per week,
costing ^165 each for building and ^322 for the site, has been strongly
opposed by various " interests."
Bath. — Dolemeads Dwellings have been erected in a low-lying
district on the river level. There are 42 houses erected on what was
formerly a very unhealthy district, being subject to serious fioods
occasionally. The site has, at a cost of about ^S,ooo, been raised above
flood level. The rents are collected weekly, no arrears being
allowed, and although somewhat costly a vast improvement has been
effected. The Council has approved of a further outlay of _;^8,ooo in
this district, upon similar dwellings and street widening.
Barnes. — " The houses are all tenanted and continue to be
extremely popular. They involve no charge on the rates." {Report
M.O.H.)
Birkenhead. — It is proposed to acquire 1,798 yards of land for
;^i,573, and pay ^1,138 for a portion of this as a site for new muni-
cipal houses.
Bradford. — A committee has been formed to work on the lines of
Miss Octavia Hill. Sixty-six workmen's dwellings, as an instalment
towards the provision of accommodation at a distance for the persons
to be displaced from an insanitary area, have been built and occupied.
The cost per house is : Land ^28 iis. 6d., buildings ^183 os. 6d.,
streets and sewers ^28 8s., establishment charges ^7 4s., or a total of
;^247 4s. Building cost per foot cube 4W.; rents 5/6. Plans for
tenements in the Longlands District are before the Local Government
Board. The cottages have two fioors and an attic.
Brighton. — Some of the cleared area was sold under a condition
that working class dwellings should be erected. Thirty cottages and
ten double tenements have been thus provided by private enterprise.
90
Carlisle.— Receipts from dwellings ^135, working expenses ^73,
net return ^62 towards loan charges.
Chester. — Agreed to build on Corporation land the following
additional houses : 8 one-bedroom houses at 2/6 per week instead of
2/9 ; 16 two-bedroom houses at 3/3 per week instead of 4/7 ; 4 three-
bedroom houses at 3/6 per week instead of 5/7^ — the difference
being contributed by the rates, provided it does not exceed the amount
of the annual contribution to the sinking fund. Half the tenants of
the twelve existing cottages earn under ^i a week, and the other half
under 25/- a week.
Croydon. — Eighty-six cottages have already been erected on land
at Woodside, and a scheme is being prepared for utilising additional
land purchased at a cost of ^4,550. The cost per foot cube was 7d.,
and the relative sizes are : Class A, 6,561 cubic feet : and Class D,
8,943 cubic feet.
Camberley. — A scheme is being promoted under Part III, in the
face of considerable opposition, for leasing 3^ acres of the Crown
lands, off King's Ride, at ^12 per acre, and building only eight houses
to the acre, at a cost of ^^200 each, to be let at 6/6 per week.
Cambourne. — Alterations are being made in the bye-laws to
enable a scheme to be carried out with financial success in place of a
previous proposal which, it is alleged, was killed by the unnecessary
requirements of the building regulations.
Chelmsford. — Seven houses of an inferior type, dilapidated and
out-of-date, were purchased conditionally by the Town Council for
;^495) wi'^h a view to their adaptation under Section 57, Part III, of
the Act o: 1890, but the Local Government Board advised the Council
not to spend money in this way on such bad property, but rather to
erect new tenements or cottages.
Coventry. — The Council has adopted Part III, and proposes to
carry out a scheme for erecting 70 houses, to be let at 5/- per week.
Chiswick. — Twenty houses have been built at Strand-on-the-Green
in two blocks, 10 houses with 19ft. frontage, costing ;^400 each, and
10 with 18ft. frontage, costing ^365 each, the land and roads costing
;^973. The rents are 4/9 and 6/3 per week.
Devizes. — In addition to letting out 54 building plots, the
Council have built 12 cottages, at a cost of ^158 12s. per cottage for
building, ;£iS 12s. for roads, and ^6 6s. per annum ground rent, or a
total cost of ^174 4s. per cottage. Ten are let at 5/6 and two at 6/-
per week, and they are expected to be self-supporting. It was said in
the Council that speculative builders had done and were doing a great
deal in Devizes in putting up small villas, but the difficulty lay with the
cottages, which they failed to erect in sufficient numbers. It is found
that several plots of land originally leased to workmen occupiers, have
now got into other hands, owing to the workmen leaving the town.
91
Ealing. — Five acres out of an estate of 6J acres have been
covered by 103 cottages and 36 flats, at a total outlay of ^40,000.
The flats have two bedrooms, kitchen, and scullery, and are let at
5/6 and 6/- per week. The Council has not availed itself of the
extended period for repayment of loans granted by the Act of 1903.
Finchley.— Sixty cottages are now erected, and there is land, part
of the site, divided into 30 plots and let in allotments.
Flockton (U.D.C., population 1,280). — Out of 259 houses in this
district, only 100 h ve more than two rooms, and the Council has
appropriated, for building six houses under Part III, a portion of four
acres of land acquired for a sewage scheme, at a cost of ^66 per acre.
The six houses are to cost ^1,275, and to be let at ^10 each per
annum.
The rents are 6/6 per week, producing ;!^i62 10s. per annum.
Hampton. — After a very full investigation by accountants and a
special committee, at the instance of hostile critics, it has been officially
decided that these Municipal cottages pay their way, and are no charge
upon the rates.
Hendon. — The Council offered a prize of ^20 for a design for
cheap cottages, not to exceed 6d. per foot cube, and adopted the plans
of iVir. Hornblow. A scheme is going forward for the erection of
houses on five acres of land, forming part of the present Child's Hill
allotments, to be bought from the Ecclesiastical Commissioners for
;^2,38o, in addition to an expenditure of ^2,610 on roads, or a total
cost of ;^4,99o. The estimated cost of 34 houses, with 15ft. frontage
and 120 houses with 13ft. frontage is ^34,980, making altogether
;^39,97o for land, roads, and buildings for 150 cottages, with rents at 8/-
to 8/6 per week, or ^3,276 per annum. The scheme to be self-supporting.
Hereford. — It was reported to the Council that there was only
one empty cottage in the town below 5/- a week, and a scheme has
been put forward for the adoption of Part III, so as to purchase nine
acres of land, and lease it to a company or an individual to build
cottages thereon.
Heston-Isleworth. — Twenty-two cottages are built, and there is
land available for 100 more houses.
Hornsey. — One hundred and forty-four cottages and 24 flats
have been erected for some time, and 140 houses fitted with Corne's
combination bath, were completed in 1904. The cost per foot cube
was class A 6d., class B 6^d., class C 6^d., and class D 6|^d. A further
scheme has now been adopted for erecting 120 cottages on 6h acres of
land at Highgate. The complete Hornsey schemes, including 308
cottages, costing ;^94,485, showed in 1905, receipts ;^6,552, working
expenses ^2,391, gross profit ;^4, 161, equivalent to 4f per cent, on
outlay. Rates, taxes, and water are estimated in the new scheme at
22 per cent, of the gross rental. Empties and repairs at 10 per cent.
92
The cottages as designed by Mr. E. J. Lovegrove, the Borough
Engineer are to have forecourts of lo to 15ft., with gardens at the
rear 25ft. to 65ft. deep. They are to be built in red brick, with rough
cast fronts, in blocks of six to ten, and are to be of five types as
under : —
Cottages.
Rooms.
Frontage.
Weekly Rent
22
six
2lft.
12/3
26
six
17 ft. 6in. .
10/6
24
five
13ft. 6in. .
9/9
22
four
13 ft.
9/-
26
three . .
13ft.
7/6
All have a scullery and a bath. The cost of land is ^5,700, and
the estimated cost of building ;^39,69o, or a total estimated cost of
^45,390, to be borrowed for sixty years at 3f per cent.
The Borough Surveyor advocates very strongly the principle
of the four-class scheme carried out in Hornsey, whereby a
certain percentage of the houses, rather larger and better than the
ordinary cottages, are let at such fairly high rents as 11/3 per week,
thus facilitating the supply of a cheap cottage for 6/6 per week, giving
combined living and sitting room, scullery, bath (hot and cold water),
larder, W.C., and coals, and two bedrooms, with a front and back
garden — accommodation at a rental not to be found elsewhere in
London. It also appears that even these higher-rented cottages were
taken up by working men of small wage but with wage-earning families
who desired to keep under the parental roof instead of taking lodgings.
Certainly the idea of varied accommodation is the very essence of
success in housing schemes.
Hull. - In addition to the 40 tenements in blocks the Council
have erected on three sides of a quadrangle 11 six-room dwellings,
with gardens, at 6/6 per week, and 34 four-room dwellings at 5/3 per
week, while 32 four-room dwellings at 6/- per week are in course of
erection.
Llandudno.— The cottages built by the Council have been
contuiually let at 7/6 per week, and there is a very long list of
applicants for vacancies. Each cottage has a frontage of 18 feet
4 inches, and the depth of the plot of land is 56 feet. The accom-
modation consists of living room 14 feet by 13 feet 9 inches, kitchen-
scullery 13 feet by 9 feet 6 inches, pantry, coalhouse, and w.c. on
ground floor, with three bedrooms 13 feet 6 inches by 9 feet 6 inches,
15 feet 3 inches by 8 feet 3 inches, and 11 feet 9 inches by 8 feet
6 inches respectively. The external walls are of rubble local stone
cemented and pebble dashed externally. The internal walls are of
brick with lath and plaster stud partitions on the first floor.
The height of rooms is 9 feet on ground floor, and 9 feet 3 inches
on first floor. The roof is of Bangor slates laid with a 4 inch lap.
All the rooms on the ground floor are paved with blue Staffordshire
tiles on 4 inch of concrete.
93
The cost of building has been as follows : — 8 flats at ^143 per flat,
6 houses at ^177 per house, 8 houses at ;!^207 per house, iq houses
at p^2i2 per house, and 10 houses at ^274 per house.
The Council are satisfied the cottages have supplied a long felt
want. Their action has also been an inducement to private speculators
to build a more more modest class of house than had been the practice.
Nantwich, — The Housing Committee of the Council report that
there are 707 houses, or half the total number in the town of Nantwich
containing only two bedrooms, while 30 houses have only one b.Croom.
Part III of the Act has been adopted.
Plymouth. — The Council has built four blocks of flats containing
245 rooms, at a cost of ;^2 2,420, on f-acre of cleared area, under
Part I. It has also bought 29^ acres of vacant land on the outskirts,
at a cost of j£,\f^ 600, and has built on part of it 153 houses (mostly
flats), at a cost of ^^37,203 for 559 rooms. Nearly a fourth of the
area cleared is still available for building purposes. The rents are as
follows: — Five rooms, 8/-; four rooms, 7/-; three rooms, 5/- to 6/-;
two rooms, 3/- to 5/- per week. The total income last year was
;^3, 138, and the working expenses were ^1,373, leaving a net return
on capital of ^1,765 The Admiralty have recently offered to lease
the site of Millbay Barracks to any public authority or syndicate who
erect suitable working-class dwellings, and give a preferance as tenants
to Admiralty employees. Naval ratings and marines. The Town
Council considered, however, that the present buildings are useless, and
the cost of adaptation would be too great.
The sum spent on clearance and building 317 dwellings for 1,585
persons was ;^io8,ooo, involving a charge on the rates of ^2,800.
The average death-rate of the borough for the past ten years
(1896-1905) compared with the previous ten years (1886-1895) is as
follows : -
Average 10 years. Average lO years. Reduction.
1896-1905 1886-1895
i8"47. 2i'2i. 2*47 per 1,000.
This reduction is equal to a saving of 323 lives a year.
The averages for the district in which the unhealthy area dealt with
under Part I of the Housing of the Working Classes Act of 1890 is
situated, viz.. How Street and Looe Street, are as follows : —
Average lO years. Average 5 years. Reduction.
1896-1905 1891-1895
i8"8. 22*5. 37 per 1,000.
Richmond — At Richmond there are now [35 houses, containing
666 rooms and 135 sculleries, costing altogether ;^38,729, or an
average inclusive cost of about ^58 per room. The income to
March, 1906, averaged ^2,435 per annum, working expenses ^1,195,
and the gross profit ^1,240, equivalent to 4^ per cent, on the total
capital outlay. The estimates for 1907 show a balance in hand of ^360,
and the balance sheet shows a balance of assets over liabilities of nearly
94
^4)Ooo- The twenty conclusions (p. 131 Housing Handbook) hold
good, except that the period of repayment of loan his been extended
to 58 years. A scheme for clearing three acres under Part I has been
begun at an estimated cost of about ^^38,000, and already ^22,122
has been spent in the purchase of part of the area. The scheme for
rehousing 300 of the 500 persons dispossessed will, unfortunately, be
crippled from the start, owing to the site for the first 200 being situated
in a somewhat inaccessible position at one of the most distant parts of
the borough, and costing no less than ^2,000 per acre with roads.
Risca. — The Council are erecting 48 houses, each with living
room, kitchen, scullery, bath-room, and larder on ground floor, four
bedrooms on first floor, and outside coalhouse and W.C., all. for
6/- per week.
Rotherham. — A loan has been obtained for ^i 1,426, and ten
cottages, to be let at 7/6 per week, have been erected. Each house has
165 square yards of land at 1/3 per yard, and the cost of building is
^237 per cottage, or 4d. ber cubic foot.
Salford. — The Council have built a lodging house, a street of
tenements, and three cottage estates, at a total cost of ^210,118,
of which ^117,598 was for the building and ^75,034 for the site of
2,861 rooms in 652 dwellings, being ^^41 per room tor building and
;^2 7 per room for site and roads. The model lodging house cost
^1,555 for site and ^15,326 for building (see pp. 63-64 Housing
Handbook). Front streets are 36 feet wide and back passag s 12 feet
wide, are all paved or flagged. The buildings are faced with hard red
coal shale bricks, which are very impervious, the living-room floors are
grooved and tongued boarding, the kitchen floors of red tiles on
concrete bed. The gross income for the Queen Street and King Street
dwellings has averaged ^1,365, and the working expenses, including
rates, ^,678, leaving a gross profit of ^dSy, equivalent to 3! per cent,
on the cost of building or i|^ per cent, on the cost of site and buildings.
Shipley (Yorks). — The Council is borrowing ;^6,525 for 29
new dwellings, each with four rooms, scullery and bath, to be let at
5/6 per week, to rehouse persons displaced by improvement works.
The estimated cost of building is ^197 per cottage. The site of
nealy an acre cost ^229, and street works are estimated at ^560.
Southampton. — The capital expenditure up to 31st March, 1906,
has been ^73,308 ; the income ;^2,84i ; working expenses and loan
charges ^4,575. Sixty-nine cottage flats have recently been erected at
a cost of ^17,577, and the Trade and Labour Council have asked for
more to be built.
The following particulars as to cost and construction may be
interesting : —
The lodging-house, including furniture and utensils, cost ^^S^, 19s.
per bed, and is generally filled. The 24 tenements cost ^116 per
room, or 8d. per foot cube ; brickwork was ^14 per rod. The aver-
age depth of foundations is five feet.
95
The cottage flats consist of a living room, two bedrooms, and a
scullery, the upstair flat having one bedroom larger t^an that below.
The cost per flat was ^201, per room ;£(>■], per cube foot 6d., per rod
of brickwork ^13 los. The average depth of foundations is 3 feet
6 inches, on account of the site not being level.
Stafford. — The sinking fund of ^124 is met by the rates as a
matter of definite policy.
Swansea. — The Council has decided to build five more houses
on land belonging to the Property Committee, thus bringing the total
to 31. The mistake in Swansea has been building the dwellings piece-
meal in isolated blocks.
Teddington. — -After a series of elections fought mainly and
successfully on the housing question, the District Council, by an
almost unanimous vole, decided to buy 6^ acres of land in Shacklegate
Lane, at a cost of ;j^4,2oo, and to utilise 4^ acres, valued at ;^2,8i6,
for the erection of 72 four-room cottages at 5/- per week, and 42 five-
room cottages at 6/- per week, at a total estimated cost of ^24,393,
including 2^ acres of land, valued at ^1,384, which is be developed
afterwards. At the time of writing it is difficult to say whether
these tenders will be above or below the estimated figures of;^i8o and
jQiSo for five and four-roomed housed respectively, but in view of the
figures for Altrincham, Bangor, Merthyr, Neath, and Sheffield, it would
appear to be only a question of modifying plans and specifications to
secure the erection of the dwellings at the figures mentioned, even if
the first tenders, as at Richmond, come out in excess of the sum for
which they may subsequently be constructed.
West Ham. — Sites have been purchased for ^16,766 for other
schemes at present postponed. The income from completed schemes
was ^6,477, the working expenses ;^8,2ii, and the net return ^3,196
or 3 "8 per cent, on outlay, as against ^4,950, or 4'8 per cent., the
actual loan charges on outlay.
Wolverhampton. — A site of 3,970 square yards was bought for
jQS-\^^ ^""^ 5° tenements on the flat system have been built for
;!^5,o32, or ^40 per room, and are let at rentals of 2/6 for two rooms,
and 3/- for three rooms.
Yarmouth (Great). — Eight dwellings, built for ^930, have been
let at 2/6 each per week, and twelve dwellings built for ;!{^2,5oo, have
been let at 4/- each per week.
SCOTLAND.
Aberdeen.— The receipts from the workmen's dwellings were ^873
in 1906, and the total outgoings, including loan charges, were ^1,074.
Edinburgh. — Slum areas have been bought for ^107,023, and new
houses containing 1,032 rooms have been built for ^87,970 or ;^85 per
room. There are altogether 275 one-room dwellings at 2/- to 2/9 per
week, 368 two-room dwellings at 2/6 to 5/- per week, 4 three-room
dwellings at 5/- per week, and 9 shops at rents of from ^10 to ;!^40
per annum. The sites have been written down from their cost of
^^14,520 per acre to one-fourth or one-fifth of this amount for re-
96
housing purposes. The receipts for 1905-6 were ^{^5,199 7s. 2d., the
working expenses ^2,817 i6s. 8d., and the net return on capital
;2^2,38i los. 5d. towards total loan charges of ;i^8,73i los. 4d. Thus
the gross profits were only sufficient to pay 2f per cent, on building
cost alone, and the actual rent?, averaging 1/4 per room per week,
were subsidised to the extent of 2/3 per room per week to meet
the cost of site.
Leith. — Action has been taken under Parts I, II, and III of the
Act of 1890. Capital expenditure, ^125,718; receipts, ;^6,394 ;
working expenses, ^1,161 ; loan charges, ^4,624.
Perth. — Two large blocks of working men's houses were built
under a local Improvement Act of 1893, which required the erection
of new houses in place of others demolished in the formation of new
streets. The first block was completed in 1900, built of stone, four
storeys in height ; 58 dwelling houses with four shops and offices on
ground floor; 16 one-roomed houses at 2/4 per week including rates;
4 three-roomed houses at 5/4 per week including rates, the remaining
houses are two-roomed, at rents varying from 3/4 to 4/7 including
taxes; cost ;^i 2,220, equal to about ^15 19s. 6d. per square yard.
The second block was completed in 1903-4, built of brick and
rough cast, four storeys in height, 44 dwelling houses. Eleven
single roomed houses ; five three-roomed, and the remainder two-
roomed. Rents similar to those in the other block. Cost p/^6,300,
equal to about ^11 6s. 8d. per square yard. All the houses are built
on the balcony system, with staircases open to air.
IRELAND.
Belfast. — Free house tickets for houses over 5/- per week rental are
common. The tram fares are id. for about i^ miles, and workmen's
tickets by train are 2d. return for three miles. Rents are very low,
and self-contained dwellings are the rule for even the very poorest.
Thirty-three thousand seven hundred pounds has been spent on
clearance schemes. A model lodgin.u-house, erected for ^9,844 in
1902, now enlarg d at a cost of ^^2,465.
Drogheda. — New dwellings, costing j^5,ooo, have recently been
erected by the Town Council. In addition to these a sum of ^5,000
was provided many years ago under the late T. Cairn's will, which has
been expended in erecting houses which are let at very low rents, and
as these rents accumulate the sum thus created is applied to the
erection of more houses.
Dublin. — Fifteen streets, containing 1,665 families, have been
declared unhealthy areas by the Medical Officer of Health. Since
1879 more than 3,000 houses have l>een closed as unfit for habitation.
At present there are 532 derelict houses. On the south side of the
city there are 786 houses in a very defective condition. They com-
prise 2,982 rooms, occupied by 2,149 faniilies, or 7,844 persons. On
the north side there are 700 similar houses containing 2,401 rooms,
occupied by 1,496 families, or 5,802 persons. The number of families
97
provided or shortly to be provided for is as follows :— By the Corpora-
tion, 1,041 ; by companies, 4,028 ; by private persons, 325 ; total
5,394 families, or 19,000 persons. The municipal dwellings are in
eight districts, and are let at rents from 1/6 to 3/3 for one room, 2/- to
4/6 for two rooms, 4/- to 5/- for three rooms, and 7/6 for self-contained
houses, the average weekly rent being 3/4. The average cost of these
dwellings has varied from ^79 to ^126 per room, including the
acquisition of the site. Altogether, it is estimated that ^^500,000 will
be spent under the Act of iSgo. It may be mentioned that loans to
the extent of over ;^25,ooo have been applied for under the Small
Dwellings Acquisition Act, 1899.
Rathmines. — The Council has recently built 291 dwellings, let
as follows : — -Three rooms, 4/- and 4/6 ; two rooms, 3/- and 3/6 ; one
room 1/6 and 1/9 per week, providing accommodation for 1,200
persons. The total cost of the new dwellings with land was ;^4o,5oo.
There are also 58 houses, costing ;,^ 11,000, which have been built for
some time, and are paying 2^ per cent, on capital.
LOAN CHARGES.
SUPPLEMENTARY TABLE.
The following table is given in response to requests for figures as
to loan charges at rates of interest higher than those given on page
163 of the Housing Handbook.
Table Shewing the Instalments for Repayments of a Loan
FOR ;^ioo, WITH Interest on the Annuity System.
Years.
32 per '
cent.
3f
per
cent.
4 per cent.
4^ per cent.
£ s.
d.
£
s.
d.
£
s.
d.
£ s. d.
100
3 12
3f
3
16
Hi
4
I
7h
4 6 4I
80
3 14
9i
3
19
2
4
3
7i
482
75
3 15
8f
4
c
of
4
4
5i
4 8 II
60
4 0
4
4
4
3
4
8
4|
4 12 7i
50
4 5
3i
4
9
If
4
13
li
4 17 4
47
4 7
4
4
1 1
2
4
15
o*
4 19 0
42
4 II
l\
4
15
3f
4
19
I
5 2 II
40
4 13
7f
4
17
3f
5
I
oh
5 4 10
35
5 0
0
5
3
6i
5
7
if
5 10 9f
30
5 8
9
5
12
2
5
15
8
5 19 2^
Weekly
Instalments
Years.
3% per
cent.
3f
per
cent.
4 per cent.
4^ per cent.
£ s.
d.
£
s.
d.
£
s.
d.
£ s. d.
100
0 I
4f
0
5f
0
6f
0 I 8
80
0 I
5i
0
6i
0
7i
0 I 81
75
0 I
Sh
0
6i
0
7i
0 I 81
60
0 I
6i
0
ll
0
81
0 I 9I
50
0 I
7f
0
u
0
9^
0 I 10^
47
0 I
H
0
9
0
10
0 I I of
42
0 I
9i
0
10
0
I of
0 I iif
40
0 I
9h
0
loi
0
Hi
0 2 o|
35
0 I
II
0
2
0
0
2
of
0 2 l|
30
0 2
I
0
2
2
0
2
2f
0 2 3^
E
98
II.— BIRMINGHAM, GLASGOW, LIVERPOOL,
MANCHESTER, NEWCASTLE, SHEFFIELD.
BIRMINGHAM LEASING LAND TO SOCIETY.
The Housing Handbook gives particulars of the great clearance
scheme under the Act of 1875, and a smaller scheme under Part I, as
well as the provision of 103 cottages and 61 cottage flats on slum sites,
all of which have been subsidised to some extent out of the rates,
owing to the cost of buying slum sites being greater than their value
when sold for the purpose of building workmen's dwellings. It is not
to be wondered at, therefore, that a very active minority of the housing
reformers in the city have advocated the erection of a large number of
cheap houses in the outskirts, so as to empty the slums by drawing the
population outwards to better dwellings, in the hope of preventing the
steady increase in rents which the working classes say is going on for all
classes of cheap dwellings in the city, especially those in the courts and
slums and other areas in the central districts.
Bordesley Green Part III Housing Scheme. — It was
mainly in pursuance of this policy that the Council in August, 1900,
bought 17 acres of land under Part HI of the Act of 1890, at Bordesley
Green, near Yardley Road, three miles from the centre of the city, for
the purpose of erecting 500 cottages, at a total cost of ^120.000, to
meet a reported deficiency in the supply of cottages, at a rental of 5/-
and under per week. The scheme was, however, rejected in 1903, on
the plea that the houses would not be cheap enough for the poorest
poor to occupy, and that there was a superabundance of low-rented
houses in the city.
It is now proposed that the land shall be leased for 109 years to the
Ideal Benefit Society, at a rental of nothing for the first year, ^200 the
second year, and ^400 per annum thereafter. The society to build
not more than 22 houses to the acre, and to spend not less than
;^4,ooo on road-making and ;^i 2,000 in building on the land within
three years, and a further ^28,000 within the ten years allowed for
development. The Corporation to contribute ;^4,ooo to the cost of
the roads. The society also owns lof acres of land adjoining the site,
and possesses options on about as much more. It has 2,000 members
living within a mile of the site. No limit of rental is contained in the
conditions of lease. The carrying out of the scheme would involve a
subsidy from the rates for the first 21 years amounting altogether to
;^4,78i 1 6s., but this would gradually be reduced in each succeeding
year, and the accumulated profits during the next 77 years would
amount to ;!^26,784 13s. 6d., leaving a net profit in 2016 of over
;^2 2,000, in addition to the reversion of the houses themselves.
These financial proposals have been adversely criticised, and the
Birmingham Trades Council have strongly opposed the scheme on the
ground that it is not proposed to compel the society to build labourers'
99
dwellings of the type and at the rental suggested when the land was
secured. A strong resolution of protest against the leasing of the land
has been sent up to the Local Government Board, and at the time of
writing the matter is waiting confirmation from that body.
On the one side it is alleged that the Corporation has had to pay
out ^i,8oo in respect of the land because it has not been utilised, and
on the other hand it is claimed that the land has increased in value by
more than double any temporary payment from the rates. The land,
moreover, is to be leased to the society on the basis not of its actual
present value, but of its original cost, which is probably 30 per cent.
less, so to this additional extent the scheme is subsidised by the rate-
payers. The great justification for the lease is that it will encourage a
useful experiment in site planning, though it is perhaps to be desired
that other land should have been specially acquired for the experiment,
and the advocates of municipal building look upon the use of this
particular site as a misappropriation of land acquired for housing a
poorer class than those who are likely to occupy the dwellings of the
society.
During the six years that have elapsed since the first inception of
the Bordesley Green scheme, the Housing Committee of the Cor-
poration, which was appointed in November, 1901, mainly as the
result of the persistent efforts of Councillor Nettlefold, have been
particularly active in other directions. To encourage the supply of
new and cheap houses, it was necessary to remove certain obstacles
imposed by " the excessive stringency of some of the bye-laws which
increased the cost without increasing the eflficiency of the houses built."
After six or twelve months' continual pushing, this most desirable
object was attained by the alteration of the bye-laws in several im-
portant particulars.
The Milk Street Cottage Flats, like the majority of dwellings erected
on slum sites, do not give satisfaction. Repairs are heavy, and the
gross return on total outlay is just under 2^ per cent , reckoning the land
at ;^6,ooo for 4,000 yards.
So far all the Birmingham housing schemes, whether for slum
•clearance under Part I, slum improvement under Part II, or site
planning in connection with private enterprise, have involved a subsidy
from the rates, but the saving of life and promotion of health are more
than worth all the money. Birmingham's chief claim to the gratitude
of housing reformers, however, is rather for what we hope this great
city will do rather than for actual improvements accomplished. The
adoption of the Housing Committee's report on tow^n planning and
land purchase, marked an important epoch in municipal history, and a
vigorous movement, organised by Mr. Napier Clavering, Mr. Nettlefold,
and others, in support of the first of these two reforms, is already being
pushed forward, as only Birmingham men know how to do. The
Right Hon. Joseph Chamberlain is a vice-president of the new
Birmingham and District Town Planning and Housing Association.
GLASGOW.
Financial Results. — The Corporation have erected 2,280 new-
dwellings, containing 4,013 rooms and 241 shops. They have also a
quantity of property in hand under the Improvements Acts of 1866
to 1895.
Full and separate details of all the new dwellings, distinct from the
old property, are not easily available, but the following figures will be
interesting and useful, dealing as they do with part of the new property
as erected under the Improvements Acts of 1897 and 1902, and all the
buildings under the earlier Acts.
Dwellings valued at ^400,000 for buildings and ^300,000 for
land show the following results : —
Gross rental ... ... ;^3o,6oo or 4*37 on outlay.
Rents actually received ... ;^3o,ooo or 4*28 „
Empties and Arrears ... ^600 or 2 per cent, of rental.
Taxes ... ... ... ^2^4, 230 or i3"8 per cent, of rental.
Insurance... ... ... ^500 or 17 ,,
Repairs ... ... ... ^2,760 or 9*0 „
Management and Sundries ;^,"i,o6o or 3-5 „
Total working expenses ... .;^9, 150 or 30 ,,
Net return ... ... ;^2i,45o or 3'o6 ,,
Dwellings under the Acts of 1902 and 1907, valued at about
^^280,000 for land and buildings, of which a little more than half
was in respect of land, showed the following results : —
Gross rental ;^i 5,342, or 5^ per cent, on outlay.
Rents actually received ;£ii,gio, or 4.^ per cent, on outlay, or
excluding dwellings in course of erection 5^^'^ per cent, on outlay.
Empties and arrears ^3,428, or 22 per cent, of gross rental, but
leaving out dwellings in course of erection only 8"5 percent.
Rates, taxes, water, and insurance ;^2,oi9, or i3"2 per cent, of rental.
Repairs, lighting, and maintenance ;^7io, or 47 per cent, of rental.
Superintendence and sundries ^689, or 4-5 per cent, of rental.
Total working expenses ^3,418, or 22^4 per cent, of rental.
Hence the gross profits of ^8,492 are just sufficient to pay 2,-^0 per
cent., equal to the interest on actual outlay, thus leaving the sinking
lund to be met by the rates ^8,400.
Social Results. — Most of the houses have been erected in the
central districts, and are occupied chiefly by artisans. Only 28 per
cent, of the houses built so far have been intended and reserved for the
poorest class of tenants. The total amount taken from the rates in
thirty years has been ;!^6oo,ooo, and the justification for this expendi-
ture is, although the city has nearly doubled its population in the
interval, its death rate has fallen from 30 per 1,000 in 1866 to a
little over 20 per 1,000 in 1906.
In 1887 the common lodging houses accommodated 6,273 persons,,
but to-day they accommodate 9,705 persons. They are registered
and regularly inspected by the Corporation, and must contain 400-
cubic feet per inmate. In this respect they are an improvement, but
at all times these big lodging houses are but -necessary evils. They
offer a distinct encouragement to illdisposed husbands and fathers to
desert their wives and families, and the residence of 300 or 400 men
in one tall block, although each man has a sufficient air space in which
to sleep, is in itself a serious overcrowding on area.
Over 400,000 inspections for nuisances are made every year, and
over 150,000 inspections for infectious disease, the latter bringing to
light in one year 2,864 cases of infection, or 13 per cent, of the total
which had been concealed from the doctors, and would otherwise
have gone on spreading disease and death in the dark.
However, to quote Mr. R. L. Bremner's interesting little pamphlet,
" The vigilance does not end with discovery or registration. Thousands
of cases are removed to hospitals ; thousands are treated at home •
rooms, lobbies, and closets are fumigated and whitewashed ; clothing
is washed ; carpets are beaten ; beds, pillows, and clothing are
disinfected under steam pressure ; vaccinations are carried out ; byres
and dairies — a fruitful source of typhoid — are inspected ; and these, by
no means, exhaust the restrictive energies of the sanitary departments."
The facts as to a cleared area of 4! acres in Bridgegate and Wynds
are very instructive. The old buildings have been swept away except
the Tron Steeple — new streets and spaces have been opened out and
new dwellings built. The relative proportions of buildings and open
spaces are almost exactly reversed, for only li acres are now occupied
by buildings, while 2^ acres are devoted to streets and open spaces,
the remaining half acre being taken up by railway lines.
The death-rate was 43-68 per 1,000 before the clearance, but fell to
26 per 1,000 eleven years afterwards, and is still decreasing.
Tron'gate Area, Glasgow.
Before Improvement Scheme.
After Improvement .Scheme.
s.
d.
o
5i
weekly
2
9
)5
o
5
))
o
5
5)
o
4
>»
102
The cost of building in Glasgow has increased by 20 per cent,
during the last 20 years, and as the following ordinary example, worked
out by Mr. William Fraser, F.S.I., demonstrates, it accounts for two-
thirds of the rent even where land costs ^6,000 per acre. Taking a
two-roomed tenement of ^11 rent, and allowing a site area of about
14 square yards per room at 25/- per square yard, the site cost per
tenement would be ^{^35, and the building cost would be about ^72
per room or ^^144 per tenement, and the rent of 4/3 per week would
be accounted for as follows : — •
Ground Rent at 3^ per cent, on site, cost
Interest on cost of building at 5 per cent.
Landlord's taxes
Repairs and upkeep
Collection, Insurance, and Management ...
4 3
Even assuming land at ^12,000 per acre, the total rent in respect
of site would only be iid. per week out of 4/9, whereas if the house
were built on the outskirts upon land at 5/- per square yard, the ground
rent would be i|d. instead of 5 id. per week, though this 4d. per week
would not pay the tram fares from the suburbs to the centre.
The real economic advantage of suburban housing would be in
the cheaper building that could be effected by constructing cottage
dwellings at ^48 per room instead of block dwellings at ^72 per
room, for there would not only be the saving in building cost, but the
reduction in the price of land that would inevitably follow a limitation
of its unduly intensive use as a building site. It is somewhat note-
worthy that on the outskirts of towns like Glasgow, where block dwel-
lings abound, the average price of land per square /oof is about as high
as the price of land per square yard in a similar position in towns
where cottage dwellings are the rule, such as Liverpool and Manchester.
Prizes of p^75, ^50, and ^25 have been offered by the Glasgow
Corporation for the best competitive designs for laying out the Riddree
suburban estate as a model village in self-contained houses of not
more than four or five rooms, competitors to state the rent which they
consider should be charged.
The Glasgow Municipal Commission on the Housing of the Poor,
appointed by the Corporation in 1902, has now presented its report
and recommendations, and the latter, so far as approved, have been
remitted to various committees interested in order that they may con-
sider and report as to what action should be taken in the direction of
carrying them into effect.
The balance sheet of the Trust shows liabilities ^^i, 229, 055
(mainly loans), and assets ;^i, 259,251, made up of tenement buildings
^700,000, lodging houses ^111,375, land and sundries ^127,964,
capitalised value of ground rents, etc., ;!£"3i9,9i2.
I03
LIVERPOOL.— Tenements for Dispossessed Slum Dwellers.
[pp. 95-100, also App. loi. Housing HandVjook.]
The city of Liverpool has expended up to the year 1907 about
;^920,ooo in demolishing houses unfit for habitation, reconstructing
areas, and building new dwellings for the dispossessed. The demolition
of some 8,000 houses and the clearance or purchase of land have cost
about ^500,000, and the building of 2,046 dwellings with 4,961 rooms
on 17^ acres, has cost ^^350,000. Each room has required on an
average about 17 square yards of site, valued for housing purposes at
i2s. per square yard, or an average of about ^11 per room, while the
cost of building has varied from ^44 to j£iis, and averaged ^"jo
per room.
There are 193 one-room dwellings let at 1/9 to 2/6 per week ; 965
two-room dwellings at 2/3 to 3/6 per week; 719 three-room dwellings
at 3/6 to 4/6 per week, and 167 four-room dwellings at 4/6 to 6/- per
week, with 20 shops. Details of rents, costs, and situation are given in
the tables on pp. 39, 41, 46, and 58, as well on pp. 95-100 of the Housing
Handbook, but the following additional particulars will be useful.
The cost of demolition was about lid. in the j£ on the rates, and
the cost of rehousing f d. in the ^, or 2^d. in the ^£ altogether.
The total gross rental is about ^20,160, or an average of i/6| per
room per week, and the net rental has been ;^ 16, 600, while the
working expenses, including empties and arrears, have amounted to
;^io,99o. Thus the return on actual outlay has been ^9,170 or just
over one per cent., and the return, reckoning building outlay alone, has
been 2% per cent.
The income of the block dwellings to 1907 averaged ^4,479 and
the working expenses ;^2,745, thus leaving a gross profit of only
^1,734 or about if per cent on the cost of building and the housing
valuation of the land.
In the case of tenement dwellings costing ;^227,64o, the receipts
averaged ;!^9,94o and the working expenses ^4,204, thus leaving a
gross pr ;fit of ;^5,736 or 2^ per cent, on the cost of building and the
housing valuation of the land.
Eleven per cent, of the gross rent has been lost each year in
empties and arrears taking an average of 10 years, and of this 8*2 per
cent, was in respect of empties, and 2 "8 per cent, for irrecoverable
arrears.
The rent received has varied from 58 per cent, of the gross rental in
Mill Street to 97 per cent, in the block dwellings. The results
varying according to the class of tenant, but the average of the
tenement dwellings has been a little over 80 per cent. There is a
gradual improvement in the percentage of receipts each year.
Birdseye View of Hornby Street Area, Liverpool.
I05
In view of the exceptional activity of this city in trying to rehouse
the dispossessed in cheap tenements, some details as to two of the more
recent schemes are here given.
Hornby Street Area. — The new dwellings, which contain at
present 330 tenements, having 891 rooms, with six shops attached,
are on 18,059 yards of a site acquired as an unhealthy area under
Part I of the Act of 1890.
The scheme, which is the largest yet attempted by the Corporation,
has involved the demolition of 511 insanitary houses and 23 sanitary
houses, having a total population of about 2,500, to be followed by the
construction of 23 blocks, containing 445 new dwellings Hornby
Street, which runs from Vauxhall Road to Scotland Road, has been
widened, and the distance between dwellings increased in places from
36 ft. to 70 ft. There is a recreation ground containing 1,755 square
yards. Plans of the three floors of the earlier blocks are given here,
together with a bird's eye view of part of the reconstructed area.
The buildings as a whole are three stories in height, each living-
room containing at least 150 superficial feet, the principal bedroom
125 superficial feet, the second bedroom 100 superficial feet, and the
third bedroom, where one is provided, between 80 and 90 superficial
feet. Each house is provided with a separate sanitary convenience,
and also with a separate scullery.
The average height of the rooms is 9 feet clear. The materials
used in the construction are local grey brick with red brick dressings,
buff terra cotta being sparingly used and only in the entrances All
the staircases are lined with glazed bricks, the roofs slated, and the
floors constructed with small steel joists with coke breeze concrete,
the flooring boards being nailed direct on to same. The ashes are
discharged into bins by means of shoots at the back, and are collected
daily by carts. Gas is laid on to each tenement, and supplied if
required by means of an automatic meter.
The approximate floor area and cubic space in the rooms, excluding
the area and cubic space in passages, sculleries, etc., are as follows : —
Floor Area. Cubic Space.
38 four-room dwellings each ... 506 sq feet. 4)554 c. feet
167 three room dwellings ,, ... 368 „ 3)3i2 ,,
116 two-room dwellings ,, ... 274 ,, 2,466 ,,
9 one-room dwe lings ,, ... 157 ,, ^A^3 >?
or, a total of 113,890 square feet of room floor space, and about
1, 000,00a cubic feet.
The cost of building has averaged about ;^65 per room, equal to
I OS. per square foot of floor area, or ;^56 per 1,000 cubic feet of room
space.
EI
io6
HORNBY STREET DWELLINGS.
Cost of Building ;i^65 to £^0 per room. Rent, three rooms, 4/- to 4/6 per week.
5S^^^^^SS
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107
HORNBY STREET DWELLINGS.
Cost of Building £6^ to ^70 per room. Rent, three rooms, 4/- to 4/6 per week.
<
HORNBY STREET DWELLINGS.
Cost of Building ^^65 to ^^70 per room. Kent, three rooms, 4/- to 4/6 per week.
P:
U_J
^
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log
The rents of the respective tenements are : —
One room. Two rooms. Three rooms. Four rooms.
Ground floor ... 3 at 2/6 42 at t,!^ 54 at 4/6 11 at 5/3
First floor 5 at 2/- 37 at 3/- 58 at 4/3 12 at 5/-
Second floor ... i at 1/9 29 at 29 54 at 4/- 14 at 4/6
The total gross rental is ^66 los. 3d. per week, equal to 1/6 per
room per week, or 1/3^ per 1,000 cubic feet of room space per week.
The rent actually collected was equal to 74 per cent, of the gross
rental tor 1904-5, but improved to an average of 80 per cent, for the
three years 1904-6.
The loan periods are 80 years in respect of the land, and 60 years
in respect of the buildings.
The net receipts for the year ended 31st December, 1906, were : —
The rents for 1906 were ;^i,9i5, and the working expenses ;^73i,
thus giving net receipts of ^1,184 in respect of a capital outlay for
building of ^58,268, equivalent to 2 per cent. With the actual cost
of land included this would be less than i per cent., but, on the other
hand, as many of the dwellings were in course of construction, it may
reasonably be assumed that the bulk of the ^1,543 difference between
gross rental and rent received will be available in future to swell the
income side of the account, and bring the return on building outlay
to, say 3^ per cent., and on total outlay (including clearance of the
area) to \h per cent.
Adlington Street Area. — The illustrations show the elevations
of houses consisting of two-room and three-room tenements respec-
tively, and containing a total of 671 rooms in 271 dwellings on 10,363
square yards.
The approximate sizes of the rooms are : —
Living Room.
48 four-room dwellings .. 13' x 11'
135 three-room dwellings 12' 6" x 12'
70 two-room dwellings 14' x 10' 3"
48 one-room dwellings 14' 5* x 10'
The floor area is as follows : — Four rooms, 492 square feet : three
rooms, 372 square feet ; two rooms, 244 square feet; and one room,
144 square feet ; or a total room floor area of 83,068 square feet.
The height of the rooms is 8 feet clear, except on the second floor,
where the height is greater owing to the rooms being partly in the roof.
This gives a cubic room space as follows : — Four rooms, 3,936 cubic
feet ; three rooms, 2,976 cubic feet ; two rooms, 1,952 cubic feet ; and
one room, 1,152 cubic feet ; or a total of about 665,000 cubic feet.
The majority of the tenements have separate sculleries and separate
yards, and each has separate W.C. accommodation. At the rear of
one block an enclosed playground has been provided.
Bedroom.
Bedroom.
Bedroom.
13' X 11'
10' X 11'
11' X 8' 9'
13' X 9'
12' X 8' 9"
11' X 9' 2"
ADLINGTON STREET AREA.
Two-roomed leneiiicnts. CusL ol ISuilcling ^,63 per ronm. Rents 2/9 to 4/- per week.
Ill
ADLINGTON STREET AREA. Three room tenements.
Cost of Building £bi per room. Rents 4/- to 5/- per week
Built to replace insanitary property.
LIVERPOOL— UPPER MANN STREET TENEMENTS.
Cost of Building £^(i per room. Rents, two rooms, 2/9 to 3/6 ; three rooms, 3/9 to 4/6
Four rooms, 4/9 to 5/6. Roof available as an open space and drying ground.
"3
The cost of building averaged about ^^63 per room and ^63 per
1,000 cubic feet of room space.
The rents of the respective tenements are : —
Four Rooms. Three Rooms. Two Rooms. One Room.
Ground floor ... 12 at 5/6 to 6/- 45 at 5/- 22 at 4/- 24 at 2/9
ist, 2nd, and 3rd I 6/- at 4/6 to 90 at 4/- to 48 at 2/9 to ,
floors. / 5/6. 4/6. 3/9. 24 at 2/3
The total gross weekly rental is ;^52 i8s. 3d., equal to about
IS. yd. per room per week, and is. yd. per 1,000 cubic feet of room
space.
The rent actually collected was equal to 87 per cent, of the gross
rental for the years 1902-6, but improved to 92 per cent, for the year
1906, when ^2,542 was collected out ot ^2,751. Working expenses
were ;^i,202, including a special outlay ot ^185 for external painting,
and the net receipts were ;2^i,34o in respect of a building outlay of
^42,033, equivalent to 3 i-5th per cent If the actual cost of the
land be included the return would probably be only i| per cent, or
even less.
The Eldon Street Concrete Slab dwellings (app. loi Housing
Handbook), are not the cheap buildings they were expected to be.
They cost ^4,032 for building, instead of ;^i,23o as estimated, but
this was largely due to experimental conditions.
ANALYSIS OF FINANCIAL RESULTS.
The following figures should be valuable as showing the very
heavy losses and expenses that accompany schemes where houses
erected on cleared areas are reserved for and occupied by the poorest
and worst class of tenants : —
Dividing the totals of each column by the first column it will be
seen that the provision of one room on a Liverpool slum area is
accompanied by an outlay of ;^7o for building, with a rental of
^'4 per annum or 1/6^ per week ; and that the Corporation spends
annually on each room for rates and taxes 13/6 ; insurance 8d. ;
lighting 3/2 ; management 3/- ; repairs 9/6, or a total for working
expenses of ^i los. per room per annum, and that there is a loss of
14/- per room in empties and arrears. This gives a net annual return
of only ^i i6s. per room per annum, and entails an annual cost to
the rates of about ^30,000 or 2d. in the ^,. The loss on
building for the dispossessed is estimated at about ^d. in the jQ on the
rates. It may therefore be said that reckoning the land at its full
value the rents are subsidised to the extent of 2/6 per room per week,
while if the building cost only is reckoned, the subsidy is about yd.
per room per week.
114
DWELLINGS RESERVED FOR DISPOSSESSED.
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Gildart's Garder
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Kew Street ...
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Stanhope Cotta:
Mill Street ...
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Clive and Shell
Eldon Street...
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115
It ought to be clearly recognised that the conditions are exceptional
at present as this is the transition period from slums to new dwellings.
Prior to the erection of these tenement dwellings and their
reservation tor the dispossessed tenants of slum areas, private enter-
prise had built nearly 900 dwellings on sites sold by the Housing
Committee for that purpose, and the Corporation had themselves
erected St. Martin's Cottages, Victoria Square, and Juvenal Dwellings ;
but it is safe to say that the number of tenants who had been displaced
and who occupied a new dwelling house provided by either private
enterprise or the Corporation was infinitesimal, a fact which it is not
difficult to realise, when it is known that the rents of the houses
provided by private enterprise were generally double those paid
by the dispossessed tenants, and even those in the Corporation block
dwellings were much in excess of the same rents.
The large amount lost in empties is partly accounted for by the
fact that many of the dwellings are new, and that they are reserved
exclusively for the dispossessed. This rule of the Corporation is
firmly adhered to wherever possible, and in the case of the first
portion of Hornby Street dwellings no less than 71 per cent, of the
displaced tenants became tenants of the Corporation. These persons
are extremely poor, with average earnings not exceeding 15/- per week,
and it is not surprising therefore that the irrecoverable arrears for ten
years on a total rental of ;^9i,54i amounted to ^2,610. The
percentage of working expensrs to net rental are as follows : — Rates
and taxes 20"2, repairs i4'3, lighting 4*9, management 4"6, insurance i;
total : 45 per cent.
REMARKABLE RESULTS.
The death-rate of the areas dealt with averaged about 60 per
1,000, but the death-rate in the new dwellings has been approximately
25 per 1,000, which, though twice the normal rate, is a remarkable
result for families who, throughout their whole existence, lived under
conditions seriously prejudicial to health, and cannot be expected
immediately to escape the evil consequences of bygone surroundings.
In the case of one area where the houses of 1,393 persons were all
pulled down and rebuilt between 1894 and 1904, the head constable
reported that offences against the law, which in 1894 had numbered
202, in respect of persons living in the area had been reduced to 84 in
1904, and the number of cases which happened in the area itself had
been similarly reduced from 62 to 12.
The improvement in the condition of the tenants in their new
habitations is very noticeable. The cleanliness of the habitations has
greatly improved. Even the little item of polishing their brass letter-
plates and door handles is looked after. The provision of window
blinds and curtains gradually takes place, and even occasionally efforts
ii6
are made to grow plants. Another feature which is noticeable in the
tenants is the efforts made to improve their habitations by adding bit
by bit to their scanty stock of furniture and bedding.
Many instances are known where the tenants have by sheer
misfortune had to leave their houses by reason of their inability to pay
their rents. In most instances, however, they come back again, and in
several cases this operation has been repeated several times over. In
one case a tenant has been ejected no less than three times, and has
now been taken back again for the fourth time.
TWELVE INTERESTING POINTS.
1. The loss through empties in 1905 was £i,6g^, equal to 9'8o of the rental, but
this included new dwellings, and ;^ 1,544 represented the loss on these and the
dwellings with tenancies restricted to the dispossessed.
2. The loss through irrecoverable arrears in 1905 was ;r^484, equal to 2 'So of
the total rent, and ;i^420 of this was written ofi" in respect of dwellings reserved for
housing persons dispossessed from insanitary property.
3. The rates increased from 6/6 to 7/10 in the jC during the six years 1900-1905,
and averaged 7/1 in the £ for the whole period, but the rates in respect of Stanhope
Cottages, Mill Street, Clive Street, Shelley Street, and Upper Mann Street were
8/io| in the £ in 1905.
4. Of 678 tenants removed from the dwellings (exclusive of transfers) during one
year, 348 or 16 per cent, of the whole of the tenants were given notice to quit by the
Corporation, the greatest number of removals being at Arley Street, Dryden Street,
Stanhope Cottages, and Hornby Street, where they numbered half the occupants.
5. The average population is about ij persons per room ; varying from 1*21 to
I 79 per room.
6. The average rent per habitable room varied in 1905 as follows : —
s.
d.
s.
d.
Juvenal Street 160 rooms at
2
Hornby Street
384 rooms at
I
5i
Fldon Street 36
4i
Gildart's Gardens
348 „
I
5S
Clive, Shelley, and
Dryden Street and
Upper Mann Streets 378 ,,
4i
S. Martin's Cottages 708 ,,
I
6^
Gildart's Gardens,
Adlington Street
671 „
I
7
1st scheme 178 ,,
4l
Kempston Street
210 ,,
I
8
Kew Street 282 ,,
5
Victoria Square
610 ,,
I
9
Mill Street and Stan-
hope Cottages 280 ,,
I
5i
Or an average throughout of 1/62 per room.
7. The percentage of outgoings to net receipts varied as follows :—
1901 1902 1903 1904 1905
49-27 52-09 51-78 48-63 49-91
8. The l)irth-rate averaged 55-87 per 1,000, and the death-rate 13 per 1,000 in
1905, the latter reaching 32 per 1,000 in the Dryden Street tenements.
9. Seventy cases of infectious disease, chiefly scarlet fever, occurred among
5,294 persons in one year.
10. Of 1,121 tenements f)ccupied in certain districts, 801 of the tenants were
those who had been dispossessed by slum clearances, and 282 were removed from
houses or cellars certified as overcrowded.
117
11. From 779 houses demolished or cellars closed, 376 tenants entered Corpora-
tion tenements in 1905.
12. The principal classes of persons occupying the dwellings out of a total of
1,661 Were : —
Lahourers
Porters
80
General
... 328^
Hawkers
64
Dock
... 251
Sailors
45
Mill
::: % 1 ^"
Scavengers ...
40
Builders'
Cotton Pickers
17
Foundry
14
Painters
15
Ship
4 J
Bag repairers
15
Carters
120
Warehouse women ...
II
Charwomen
103
Coalheavers
II
Firemen
Coopers
II
Marine ...
- 7^1 93
20/ ^-^
Cigar makers
II
Factory ...
Widows, etc.
50
The housing .schemes have not affected private enterprise, which
goes on regularly in the outlying districts, averaging 2,200 per annum
for houses built 1896-1906.
There is a demand that the city should acquire powers of land
purchase, town planning, and also that municipal cottages should be
built on the outskirts. The electric trams do not seem to have made a
great deal of difference in the price of land, which is ;^2oo to ^^500
per acre on the outskirts, probably because they do not go further out
than before, but house owners near a penny stage can get 6d. a week
more.
MANCHESTER.
On the Blackley estate 150 cottages hat'e been built (see page 106
Housing Handbook), viz., 56 class A at ^"246 each for building, 55
class B at ^248 each, and 38 class C at ^243 each. Rents are fixed at
from 6/4 to 7/- per week. In Rochdale Road 32 three room and 32
four room dwellings have recently been erected at a cost of ^13,206,
inclusive of site. The average income from block dwellings for the ten
years ended March, 1906, was ^4,032, working expenses ^^2,764, and
gross profit ^1,268, equivalent to only i4 per cent, on the capital
outlay. The tenement houses showed for six years' receipts
;^3,6o4, working expenses ^1,518, or a gross profit of ^{^2,086,
equivalent to 3 per cent.
The gross profits on the cottages for three years ended March,
1906, were _;^ 1,032, but the cost of the sites was ^21,000, so that
the rate of return was, strictly speaking, only about 2| per cent. If
the land be put at housing valuation of 10/- per square yard the rate of
return would be 4I per cent. The total expenditure on housing
construction and improvement has been ,-£,451,932. The total loss
during the last seven to ten years, including loan charges, has amounted
to about ;£^54,240.
ii8
NEWCASTLE.— SINGLE ROOM DWELLINGS.
The Corporation made its first experiment under the Act of 1890
by erecting dwellings at Walker Road, Hawick Crescent, and Lawrence
Road, on a site containing 10 464 square yards, partly in the hands of
the Council, close to the river, and in a busy district. The cost of
additional land was ^2,916, street works came to ^1,780, and ground
rent was ^^87 iis. 6d. per annum, or an estimated total capital sum of
^7,000. Buildings containing 14 one-roomed dwellings and 112 two-
roomed dwellings, or a total of 238 rooms, cost _;^i9,o92, or ^80 per
room, thus making the total cost _£iio per room. There is an
asphalted recreation ground of about 740 square yards near the centre
of the area.
The following is a description of the single-room dwellings : —
Each dwelling is self-contained, and comprises a living room, 16 feet 9 inches by
12 feet 9 inches, with a bed recess 6 feet 6 inches by 5 feet ; a scullery 7 feet 6 inches
by 7 feet, containint; a sink and set-pot, a food cupboard, and a water closet. The
block is two stories in height, the rooms being approached by a stone staircase in the
centre, with a balcony along the front for entrance to the upper dwellings. Each
dwelling has its own entrance door. There is through ventilation provided by
windows in both the front and hack walls of the general room. An iron rod with
rings near the ceiling is provided in front of each bed recess for the purpose of
hanging a curtain and screening the bed fiom the room.
The two-room dwellings are in two-storey flats, each flat being
self-contained.
The ground floor dwelling comprises a living room or kiichen 12 fett 6 inches by
10 feet 10 inches ; a bedroom 12 fett 6 inches by 10 feet 3 inches ; a scullery 8 feet
9 inches by 6 feet ; wiih sink and set-pot, a food cupboard, coal house, water closet,
etc. The upper dwellings have similar accommodation, excepting that the bedroom
is 17 feet 4 inches long, with an average width of 9 feet 9 inches. Each dwelling
has a separate entrance and yard.
The two-room dwellings are to be let at 4/3 per week downstairs, and 4/9 per
week upstairs, and the one-roomed at 2/3 per week. An open space is to be provided
in Hawick Crescent, to be used as a playground for children, containing an area of
about 800 square yards. The buildings are of a simple character, faced wiih red
pressed liricks to the streets, with common bricks at the back. The work is being
carried out by Messrs. W. Franklin and Sons, Ltd., under the direction of the City
Architect, Mr. F. H. Holford.
All the one-room dwellings were quickly let. It is also proposed to
build 72 one-room tenements at 3/8 per week, with complete equip-
ments, suitable for aged people without fanjilies, on a site adjoining
South Byker playground. In the Ouseburn Valley 74 unoccupied
houses have been acquired by the Corporation to rehouse dispossessed
tenants near. Proposals are under consideration for the acquisition of
24 acres at Fenham, and the erection thereon of five-roomed semi-
detached cottages, 10 or 12 to the acre, at a rent of about 8/6 per week.
A Model Cottage Exhibition is being arranged on municipal land.
119
SHEFFIELD MUNICIPAL COTTAGES, WINCOBANK.
Class A.
■o 5
iO o o
SO^LE. I I I I I h I trf
THXEE- BEDKOIJMO.
BEBKODM PWN.
■cr~7o o o c^
SHEFFIELD MUNICIPAL COTTAGES, WINCOBANK.
Class B.
^lEDXacn. :pUAM.
_iiiliiiii:iiiiiiiimiii'Aiiiiiuiiiiiii)ioiM»ftiiiijiiMw
BACK pAS-oflC^C-
SHEFFIELD MUNICIPAL COTTAGES.
SHEFFIELD.
Other details of the various dwellings are given in the tables on
pp. 43 and 54. The Corporation is clearing a large insanitary area
(Crofts) at a cost, to 25th March, 1906, of ^105,492 (after allowing for
value of site charged to cost of dwellings which have been erected on
a portion of the site). The capital outlay on the dwellings to 25th
March, 1906, including value of site (^3,169 7s. 6d.) is ^29,285.
124 dwellings (on the flat system) and two saleshops have been erected.
Attached to each of the dwellings is a small scullery and a separate w.c.
and coal-place. A further block of buildings on this site has just been
erected, to include 57 dwellings, three lock-up shops, and 11 store
rooms, at a contract price of ;^i 0,000.
The Corporation has also erected a block of 20 cottage houses in
another part of the city (Hand's Lane) under Part III of the Act. The
total cost to 25th March, 1905, is;^6,io4, including ^715 for site.
The accommodation includes larder, kitchen, coal-cellar, sitting room,
and three bedrooms, with w.c. for each house. These let at 6/6 per
week each.
The Corporation has also purchased three other sites in various
parts of the city at a cost respectively of ;^i6,266 for 74^ acres (High
Storrs), ^10,219 for 60 acres (VVincobank), and ;^5,97o for if acres
(Edmund Road). Nothing has yet been expended on the erection of
dwellings on the first-mentioned site. The second is an estate on the
north-east side of the city, in an elevated position, but within compara-
tively easy distance of the great engineering works. The estate has
been planned out, and 73 houses have already been erected. These
houses consist of three types. Class A, of wh ch there are 35, contain
living-room and scullery, with coal-house, pantry, and w.c. on the ground
floor, atid two or three bedrooms and a separate bath-room on the first
floor. Class B are a little larger, and contain the three bedrooms, with
all the other rooms as mentioned in Class A, and are let at 6/6 and 7/-
per week, clear of rates and taxes. An important feature in respect to
the above scheme is that each house has an area of 200 yards of land.
The capital expenditure to 31st March, 1906 (exclusive of value of
sites as given above), is for Wincobank ^12,91 1, and for Edmund Row
^3,253. On the third site the Corporation is building 70 houses, and
contracts are let for ;^i;^,ooo.
An entirely new development of the question of artisans' dwellings
has taken place in ShefSeld within recent years. A section of the
Corporation's local Act of 1900 authorises the Corporation to appro-
priate any surplus lands acquired by it, and not required for the
purposes for which they were purchased, and utilise them for various
objects, including the erection of dwellings under the Housing of the
Working Classes Acts. Certain pieces of land in the centre of the city
or near to it have come into the possession of the Corporation as a
result of street improvements carried out under local Acts, and the
Corporation has erected thereon saleshops and dwellings, and flats over
the same. Five blocks of property have been erected on such lands.
123
comprising 19 flats and 43 dwellings, at Snig Hill, Westbar, Gibraltar
Street, Kelvin Buildings, and Whitehouse. Unfortunately, the shops
have not let at all well at the rents originally estimated, and they are
now being let at reduced rents.
Cheap Cottages — a remarkable scheme. — The third class are
remarkably cheap houses, built from the plans and specifications of
Mr. H. L. Paterson, at a cost of ^126 per cottage, and let at 5/-
per week. Details are given under the heading " Cheap Mimicipal
Cottages."
Model Cottage Exhibition. — An experiment of a novel
character and of great practical value is being carried out at Sheffield
on municipal land which other large towns might very well copy with
advantage. Details are given in a subsequent chapter.
III. -RECEIPTS AND WORKING EXPENSES
OF MUNICIPAL DWELLINGS.
The following summary of the financial results of the municipal
dwellings dealt with in pages 32-118 will mdicate the nature and relative
proportions of the chief burdens in the rent. The various schemes
may be roughly divided into three classes : —
1. Subsidised Sites and Buildings. — Where the rents are insufficient to pay
the market rate of interest on all loans for the actual cost of land and the cost of
buildings as well as working expenses. These are mainly on slum sites in provincial
towns, and let at very low rents.
2. Subsidised Sites. Where the rents are sufficient to pay working expenses
and the market rate of interest on the cost of Ijuilding and the housing valuation of
the land, but insufficient to pay the interest on the full actual cost of the site. These
are mainly on slum or central sites in London.
3. Non-Subsidi^d Dwellings. — Where the rents provide for the market rate
of interest on all capital outlay as well as working expenses.
The figures are as follows for all three classes : —
Capita!
Outlay.
Rents.
[Rates and
Taxes.
Repairs.
Superin-
tendence
and
Sundries.
Total
Working
Expenses.
Return
on
Outlay.
Subsidised Sites
and Buildings
Subsidised Sites
Non - Subsidised
Dwellings ...
£
997,c3i
1,867,569
796,880
£
42,497
119,785
47,129
£
8,840
23,396
11,916
£
7,280
21,344
4,027
£
2,058
8,882
1,466
£
17,942
53,622
17,424
2-47
3-6
376
Percentage . .
3,661,480
209,411
5"8 on outlay
44,152
21 'i of rent
32,651
i5'6of rent
12,406
5 "9
88,988
42-6
3-29
Worked out in the case of 12,000 rooms in cottages costing ;^67 per room, we
get the following results ; —
Average rent £1^ per room, or 1/6 per week.
Rates £1 per room, or 5d. per week.
Repairs 7/- per room, or Ifd. per week.
Management 2/6 per room, or say id. per week.
Total working expenses, j^i 9s. 6d. per room or 7d. per week. Gross
profit 3fd. per cent, or iid. per week.
CHAPTER VI.
RURAL HOUSING.
THE EXPERIENCE OF ENGLAND.
A most valuable report on the subject of Rural Housing was
presented to the House of Commons on the nth December, 1906,
by Sir John Dickson-Poynder, M.P., as chairman of the Select
Committee on the Housing of the Working Classes Amendment Bill,
brought in by Mr. F. Mackarness, M.P., which passed its second
reading on the 27th April, 1906.
The outstanding facts brought to light by the evidence were : —
1. That the Rural District Councils did not do their duty
either under the Sanitary Acts or under the Housing Act
of 1890, and that those who tried to act were met by all
sorts of dangers and obstacles.
2. That the County Councils, so far from stimulating the Rural
Councils to provide better housing accommodation under
Part HI of the Act, were either apathetic or put all sorts
of obstacles in the way.
3. That the various Central Authorities, while freely circularising
the Councils as to their duties, either could not, or would
not, give those facilities for securing cheap land, cheap
building and cheap money, that are absolutely essential to
the production of cottages at the normal rents prevailing in
rural districts.
4. That the laws with regard to Land, Housing, and Sanitary
Administration were cumbrous, inadequate, and costly to
carry out, and while burdening willing authorities with dear
land, dear building, dear money, and difficult procedure,
have failed to provide machinery for giving effect to
enlightened public opinion as against the great power
possessed in and over local authorities by those who are
interested, or, rather, think they are interested, in opposing
the improvement of existing dwellings and the provision of
more and better new cottages.
5. That even if the above-named legal and administrative
difficulties were removed, new cottages could not be
provided at the rents prevailing in many of the purely
agricultural rural districts where, as survivals of the old
" furniture of the estate " practice, labourers' cottages were
let at nominal rents of from i/- to 2/- per week.
125
RESULTS OF RECENT INQUIRIES IN RURAL DISTRICTS.
In June, 1906, the clerks and overseers in a number of rural and
small urban districts were asked by the National Housing Reform
Council to state the percentage of persons paying rents under 2/-, 3/-,
4/-, 5/-, 6/- and over 6/- per week. The answers from 102 districts
showed a total of percentages as follows :
Under 2/- 3/- 4/- 5/- 6/- over 6/-
935 1352 852 1147 874 867
The explanation of the unexpectedly large number of comparatively
high rents, is that the inquiries were largely made in the rural districts
where the highest death-rate and worst overcrowding occur, and these
are partly industrial, and men are able to pay more rent for bad
accommodation.
In reply to a question as to whether there was a scarcity of workmen's
dwellings in the district, 54 replied yes; 54 replied no; and 10 were
doubtful.
Replying as to the causes of scarcity, 37 complained of the difficulty
of getting land ; 9 complained of bye laws being too stringent or rigid ;
4 complained that money was too dear ; 3 complained of the con-
stitution of their councils ; 2 complained of influence of employers ;
and 2 complained of bad or deficient water supply.
In 16 districts there had been a house to house inspection of the
district. In 9 districts part had been under house to house inspection.
In 53 districts the inspection was only occasional and partial. In 34
districts the answer was that there had been no definite inspection of
the district.
Returns from five rural cottage estates, with a capital outlay of
;^8,ooo and rents of ;;/^3io, showed working expenses ^{^73, and net
return on outlay ^237 or 2 '96 per cent.
In the case of 21 rural authorities who had uced the compulsory
powers of the Parish Councils Act for hiring or buying land, the price
of land varied from ^i 6s to ^4 per acre, being over ^2 per acre in
nearly every case, for hiring, and from _£6^ to ^100 for purchase,
whereas the assessment for such land varied from ^i to ^i los. per
acre — a rather marked disparity.
The costs of order and award varied from ;^i6 to ^90, or an
average of ;^5o in each case, equivalent to ;^3 6s. 8d. per acre
acquired. In most cases the rent paid after compulsory hiring was
about double the rent paid by the previous tenant.
Mr. Wilson Fox issued questions to agricultural correspondents in
rural districts asking whether the supply of cottages was insufficient or
more than sufficient, and the replies showed that it was insufficient in
56 cases, sufficient in in cases, and more than sufficient in 32 cases.
Similar questions to various estate agents and landowners showed
that it was insufficient in 9 districts, variable in 6 districts, sufficient in
1 1 districts, and more than sufficient in 4 districts.
126
These returns probably err in the direction of understating the
deficiency of cottages, for included in the districts said to be sufficiently
supplied are Linton (Cambs.), Forehoe (Norfolk), Maldon (Essex), and
Sevenoaks (Kent), where cottages have had to be built or applied for
recently under Part 111 of the Act of 1890.
Miss Constance Cochrane, whose name is a household word in
connection with rural housing and sanitation, has enquired as to the
number of bedrooms per cottage in 44 villages divided among 17
counties. She found 464 cottages with only one bedroom, 1,852 with
only two bedrooms, and 759 with three or more bedrooms.
Similar enquiries as to wages and rents in rural districts showed an
average wage of 12/9 per week in eleven villages in the Eastern
Counties, and an average rent of 1/8 per week ; an average wage of
16/5 per week in four villages in Kent, Surrey, and Sussex, with an
average rent of 3/1^ per week.
RECOMMENDATIONS OF THE SELECT COMMITTEE
ON RURAL HOUSING.
The following are the recommendations of the Committee : —
1. Transfer of the administration of the Pubhc Health and Housing of the
Working Classes Acts from the rural district councils to the county councils, retaining
to the rural district councils power to Vjuild under Part HI of the Housing of the
Working Classes Act, 1890, subject to confirmation by the Local Government Board.
2. Statutory duty of county councils to appoint a medical officer or medical
officers of health, and a sufficient number of sanitary inspectors for the purpose of
carrying the statutes into execution. Proper qualifications, as prescribed from time to
time by the Local Government Board, to be insisted upon. Officers to devote the
whole of their time to the duties of their office, to hold their appointments during
good behaviour, and to be removatde only with the consent of the Local Government
Board. The Local Government Board to issue a more specific memorandum of
instructions to medical officers of health, and to require compliance with the same.
County council to appoint a statutory public health and housing committee.
3. Register of survey of all buildings intended for human habitation to be com-
piled and revised periodically. Owners of dwelling-house property to make an annual
return of sanitary condition of every dwelling-house. Penalty for making false returns.
4. The sections of the Public Health Act and Housing Act, which deal with
sanitary defects (Sees. 91-96 Pubhc Health Acts, Sees. 30-39, Part H, Housing of
the Working Classes Act), to be widened in their meaning, to include not only
houses "dangerous or injurious to health," but houses in a bad state of repairer
neglect.
5. County council to be empowered, alone or in conjunction with council of
adjoining county, to construct impoundini» reservoirs.
6. County council to frame bye-laws for every district, subject to the approval of
the Local Government Board.
7. Local Government Board to register plans and specifications of model cottages.
8. Simplification and codification of the law under the Public Health and
Housing Acts.
9. Statutory right of complaint to the Local Government Board of default of
county council to be given to every rural district council, parish council, or parish
meeting, or to any four householders. Local Government Board to hold inquiry and
to make order enforceable by mandamus. Or the Local Government Board to be
empowered to appoint a person or persons to execute such order, the consequent
expense to be recoverable from the county council.
10. Local Government Board to appoint a staff of travelling sanitary and
housing inspectors to supervise the administration of the public health and housing
laws by the county councils and their executive officers.
127
11. Simplification of the law for acquiring land compulsorily.
12. The Treasury to lend money for the purposes specified in the report at the
lowest rate at which the Treasury can themselves borrow {a) to local authorities
(county council and rural district council) up to the full amount of the security upon
the minimum terms ; {d) to public utility societies up to 75 per cent, of the security
upon the minimum terms. Period of redemption of loan to be lengthened. System
of increasing the rates or interest in proportion to the length of the period of loan to
be abolished.
13. Grants from the Exchequer to be allocated to and administered by the
county councils at the discretion of the Local Government Board.
APPLICATIONS TO ADOPT PART III
The following particulars as to action attempted in rural districts
have been taken from the report and other official sources. Following
the tabular statement is the substance of the official reasons given by
the various councils concerned, for such action as was taken or not
taken in each case.
Applications to adopt Part III were made by the following councils,
all being Rural District Councils except those marked with an asterisk,
in which cases action was taken by the Parish Council under sec. 6 of
the Act of 1900.
In each of the following cases Part III was adopted for the parish
only or for contributory places, except East Grinstead, where it was
adopted for the whole district and nothing done.
Rural District. Parish. County Council. Result.
Linton
Linton...
Cambridge
granted.
Malpas
... Malpas
Chester
,,
Sunderland
Ryhope and Tunstall
Durham ...
,,
'Chester-le-Street ... Usworth
,,
?)
Maldon . . .
Bradwell
Essex
'Pontardawe
... Ystalj-fera
Glamorgan
shelved.
King's Lang
ey ... Chipperfield ...
Herts
uncertain.
Mailing ...
Mereworth
Kent
refused.
Strood
Rural district ...
,, ... ...
,,
Tonbridge..
Hadlow
,,
,,
Sevenoaks...
Penshurst
,,
granted.
Barrow-on-S
oar ... Rural district ...
Leicester..
refused.
East Elloe..
... Whaplode
Lincoln (Holland)
,,
Spalding ..
... Donington, Moulton...
granted.
St. Faith's...
,,
."
... Wroxham
Horsford
Great Witchingham ..
Norfolk
refused.
Erpingham
... Aylmerton
,,
,,
Forehoe ..
Costessey
,,
uncertain.
Brixworth...
... Rural district
Northampton
granted but
dropped
Hexham . . .
,, ,,
Northumberland
refused.
Thingoe . . .
Ixworth
Suffolk (West) ...
granted.
Croydon . . .
Mitcham
Surrey
refused.
Eastbourne
Rural district ...
Sussex (East)
dropped.
>»
Pevensey, Westham
5) )>
refused.
East Grinste
ad ... Rural district ...
)> >>
granted but
dropped.
Westbury ..
... Bratton
... Edington
Hey wood
Wilts
granted.
j>
... Dilton Marsh
,,
refused.
Kiveton Par
k ... Wales
Yorks
dropped.
128
APPLICATIONS REFUSED.
NOTE.— The excuse in each case is that of the Cotittty Council responsible
for the refusal in each case.
Mereworth. — That the adoption of Part III would unduly burden the rates of
the parish.
Strood. — The necessary information was not furnished to enable the County
Council to determine whether it was prudent for the District Council to adopt
Part III.
Hadlow. — The District Council failed to show that there was any demand for
accommodation for the working classes.
Barrow-on-Soar. — The need for increased accommodation was established, but
the difficulty was met Ijy private enterprise, and no order was recommended.
Wrox'ham. — A local landowner offered to build. [Note. — The application
of the Council was refused, but the promised cottages were not built, and much trouble
was experienced by several families until the member of parliament for the district
built six new cottages.]
Horsford. — The County Council stated that there were sufficient empty cottages
in the parish to meet the difficulty.
Hexham. — The County Council did not consider it prudent for the District
Council to adopt the Act, inasmuch as they were not satisfied that accommodation
would not be provided by private enterprise, and they feared that the project if
carrieil ■ ut might impose a considerable liability on the rates.
Mitcham. — The person who held the inquiry did not certify that accommodation
was necessary.
Eastbourne. — The result of the inquiry was to the effect that there was no want
of accommodation in the rural district generally.
Pevensey. — It appears unjust that the ratepayers of the whole rural district
should provide the capital to build the cottages, the freehold of which would
ultimately pass to Pevensey and Westham. [It was urged by opponents of the
housing scheme that the District Council would have to pay 2/6 a week per cottage
to enable the dwellings to be let at 2/6 per week.]
Diiton Marsh. — The Council refused their consent on the ground that the
circumstances of the parish did not render the intervention of the Rural District
Council necessary.
Kiveton Park. — An inquiry was opened by the County Council and adjourned.
An offer of 1 ind on lease subsequently received by the Rural District Council made it
unnecessary to proceed further with the inquiry.
Great Witchingham — The District Council could not furnish any idea of the
cost of any scheme and to what extent it would effect the ratepayers ; therefore the
County Council did not deem it prudent to grant consent.
Whaplode.— When it was f lund that the expenses incidental to the adoption of
Part III would fall on the parish, there was such strong opposition from the
parishioners that the County Council decided not to grant their consent to the
adoption.
East Grinstead. — Municipal action stirred ut) private enterprise.
The following letter, written on March 25th, 190T, to the Local
Government Board, fully explains the case here, and incidentally drives
home what is so often the case, that dormant or suspended private
enterprise is stimulated to action by steps being taken to carry out a
municipal scheme.
Sir, — Referring to your letter of 13th instant, I am directed to reply that the
Rural District Council, after local enquiry held by the East Sussex County Council,
obtained an order enabling them to adopt Part III of the Housing of the Working
Classes Act 1890, in the latter part of the year 1895, and in January, 1896, they
communicated with all the parish councils in their district, and from the replies they
received it appeared that in three parishes there was no urgent need for more
cottages ; in another parish the Parish Council expressed their intention of making-
inquiries, and in the remaining parish it was stated that cottages which could be let
129
at 3/- or 3/6 a week were needed, but that new cottages which had been erected in
that parish were fetching 5/6 and 6/- a week. In all parishes it was found there
would be great difficulty in the Council obtaining land for the erection of cottages at
a reasonable price, and the Council, considering that the local inquiry would probably
lead to the erection of more cottages in the district, took no further action in the
matter. The following return shows that the anticipation of the Rural District
Council was realised, and they believe that the new bye-law, very recently confirmed
by the Local Government Board, under which cheaper cottages can be erected, will
have the effect of further increasing the number of new cottages erected in the rural
district. The return gives from 1895 to 1900 a list of new cottages erected : In 1895,
15 ; in 1896, 39 ; in 1897, 38 ; in 1898, 46 ; in 1899, 39 ; in 1900, 59, making a
total of 236.
APPLICATIONS GRANTED BUT SCHEMES DROPPED.
Moulton. — The reason given by the Clerk to the Parish Council for the failure
to take action was that the rate of interest, 4 J per cent., at present charged by the
Public Works Loan Commissioners on loans repayable in fift}' yeais was far too high.
Costessey. — The Forehoe Rural District Council gave the rate of interest
charged by the Public Works Loan Commissioners as a reason for not adopting the
Act for Costessey.
Donington. — The failure to acquire land at a reasonable price prevented the
District Council from carrying out a scheme.
Brixworth. — The District Council took no further action after the certificate
was granted.
THE ERPINGHAM CASE.
Aylmerton and Great Witchingham. — The Erpingbam Union over ten years
ago tried to put Part III of the Act in force, without- success, but in 1902 the evil had
become so acute that they again applied to the Norfolk County Council for an
inquiry. The County Council said, " Vou must name one parish where you say the
need exists."' The effect of this, of course, is not only, to make the provision of
cottages for all the forty-eight parishes an interminable matter, but to throw all the
expense on a tiny area. By preventing the whole Union from co-operating the law,
as generally administered, makes a sufficient scheme an int Jerable burden to the
selected parish. The District Council named the parish of Aylmerton, and the
County Council decided in 1903 to g ant an inquiry, but little else has been done.
As the result of a question in the House of Commons, the following
two interesting letters were written. They explain the whole case, and
throw an important light on the main reason for the dropping of several
rural housing schemes elsewhere. In reply to a request for information,
the Clerk to the Norfolk County Council wrote to the Local Govern-
ment Board on August 17th, 1903 : — ■
The Rural District Council of Erpingham on the I3'h of March last, applied to
the Norfolk County Council for powers to adopt Part III of the liousing of
the Working Classes Act, 1890, with respect to the parish of Aylmerton, but they
have since withdrawn such application. In amplification of the foregoing reply, I
beg to Slate that a similar application was received at the same time from St. F'ailh's
Rural District Council, with respect to the parish of Great Witchingham. Both were
laid before the County Council, and Sir William Ffolkes, the chairman of the County
Council, was directed to hold an enquiry at Great Witchingham into that application,
and the F.arl of Kimberley to hold an enquiry at Alymerton in respect of the
Erpingham one. The Witchingham enquiry was first_ held, and I beg to enclose a
copy of Sir William Ffolkes' report thereon. On the' 31st day of July, I wrote by
direction of the Earl of Kimberley, to the Erpingham District Council, with a copy
of Sir William Ffolkes' report, which had been adopted by the County Council in
July, and requesting to know whether they would be ready with any scheme for
supplying better cottage accommodation at Aylmerton, the cost of carrying it out,
what return in the shape of rent, and what liability would fall upon the rates. I
F
130
received a reply to such letter from them on the 14th in.st., stating I hat they were not
prepared with any scheme, and that their Council had resolved that, in view of the
facts which have come to the knowledge of the Council, they do not at present take
any further action in the matter. Herewith are appended the report of the
Witchingham inquiry, my letter to the Erpingham District Council and their reply.
Owing to the application having been withdrawn, the County Council are not aware
of the merits of this particular case, but speaking generally, the stumbling block in
all these cases appears to be, that under section 2 of the Act of igoo, /paragraph D,
the County Council shall have regard to the liability which would be incm red by the
rates, and to the question whether it is, tender all the circumstances, prudent for the
District Council to adopt the said part of the Act. It is perfectly clear that suitable
cottages cannot be built and let at a rent which will save the rates from liability and
loss, and it can never, therefore, be pi'iHent for the District Coimcil from a financial
point of vi CIV to adopt the Act. As long', therefore, as this clause defines the
law, it is very unlikely that the Act will be put into force in the rural districts
of a poor agricultural county.
On the 8th September, 1903, the Local Government Board replied
to the letter in question as follows : —
I am directed by the Local Government Board to advert to your letter of the 17th
ultimo, with reference to the applications which were made to the Norfolk County
Council in March last by the rural district councils of Erpingham and St. Faith's for
powers to adopt Part III of the Housing of the Working Classes Act, 1890 ; and as
regards the statement made at the end of your letter, I am to state that it does not
appear to the Board that there is any provision in section 2 (2) of the Act of 1900
which requires that it shall be shown in every case that suitable houses can be built
and let at a rent which will save the rates from liability and loss before the County
Council can consent to the adoption of Part III of the principal Act by a rural
district council.
The following paragraphs throw a strong light on the mischievous
conditions that have had to be tolerated in the Union in question : —
Mr. Tuddenham, the Sanitary Inspector of the Erpingham Union, found at
Bodham, not far from Sheringham, thirteen people sleeping in two small attics —
parents and eleven children of Vjoth sexes, from 25 years old downwards. At
Roughton a most respectable family — two parents, f^ne grandparent, four girls, aged
12, 10, 5, and 2, and five boys, aged 20, 18, 16, 14, and 7 — slept in two small rooms.
At Thorpe Market six people slept in a room nine feet by seven and a half. At
Northrepps nine people slept in two small rooms, at East Runton ten people in two
small rooms, at Hanworth twelve people in two small rooms. Besides the parents,
there were daughters aged 20, 18, 16, and 5, and sons aged 22, 14, 11, 9, 3, and 2.
In spite of this terrible overcrowding, which goes on unchecked from year to
year, the number of cottages is yearly going down. At Roughton four cottages have
gone out of use in the last four years. At Aylmerton ten cottages have gone in the
past few years, at Beckham seven, at Bodham five, and so on right through the Union.
Difficulties at Costessey (Forehoe R.D.C.). — The difficulties
attending housing reform in rural districts are fully illustrated in the
appended report of a discussion at a recent meeting of the Forehoe
Rural District Council. It will be seen —
(i) That first the sanitary law could not be enforced owing to
the scarcity of cottages.
(2) That the granting of the scheme involved the fear of a
burden on the rates, and especially on the small area,
and was consequently opposed.
COSSEY HOUSING TROUBLES.
Mr. Gunton presented the report of the Sanitary Committee, which called
special attention to the report of the Medical Officer of Health, on the sanitary
arrangements at Bird Cage Row, Cossey.
Dr. Lack reported that the sanitary arrangements of these cottages were
inefficient, and that two of them were overcrowded. Ihe owner had, however, given
the occupiers notice to quit, and had promised to improve the sanitary arrangements
according to his suggestion.
Mr. Gunton said he believed the owner was about to apply for an order of
ejection in one case, bitt the tenant could get no one in Costessey to let htm have a
larger house because ot his large Jatnily. It was a hard case.
Mr. Oldfield said the owner was also in a difficult position.
Dr. Lack said the house was too small for the family, and therefore they must
have notice to quit, while the people at Costessey protested against an eviction.
What was the owner to do ?
Mr. Fryer thought the Council had not had a scheme that would be likely to
benefit labouring men. Some time since, when it was proposed lo put the Housing
Act in force in Wymondham, they were told that if it was adopted Wymondham
would have to pay. But now he found that Costessey did not want the cottages
if they had to pay for them. He should most s rongly object lo the burden being
thrown on to the whole district. If they did, then Wymondham might as well ask
for sixty cottages. The rents of the cottages proposed were too high for labouring men,
and they would, no doubt, be occupied by workers at the brickyard or at the mills.
It may be added that the District Council are considering a scheme
for the erection of twelve cottages in couples, on 3^ acres of land, so
as to give 32 rods of garden for tach tenant. The houses, estimated to
cost ^200 each inclusive, are to have two rooms and scullery below,
with three bedrooms above, and to be let at a rent of 2/6 a week, which
would probably involve a deficiency of ^32 to be met from the rates.
The following is the official reply to an inquiry on the subject : —
We want a cottage with three bedrooms and \ acre garden, rent not more than
£^ 5s- per annum.
My Council would have put the Act in force, but are met with the difficulty that
the interest and repayment of a loan from the Public W'^rks Loan Commissi ners
would result in a hea\y loss to the ratepayers.
There is a deficiency of decent houses in some parishes, the cause undoubtedly
being that with the present agricultural outlook very few landlords can afford to
build cottages.
The remedy we suggest is that the Public Works Loan Commissioners should
advance money' to the rural district councils, who are willing and desirous to adopt
the Act, at say 3 per cent for a long term of years. We do not consider that, as at
present, the P. W.C. should only lend money to the public when they get a fairly
large profit. In this district a double cottage could not be built in a substantial
manner for less than ;^350 (or £i7S each inclusive), including cost of site. The
chairman of our Sanitary Committee has gone very closely into the mat'er, he
estimates that at the present rate of interest charged by the P.W.L C, to build four
good cottages would entail a loss to the rates of about i|d. in the pound, and in
point of fact XQxy few (if any) ricral disrict councils have put the Housing of the
Working Classes in force, sitnply because of ihe loss which tnust ensue at present rate
of interest charged for loans.
NEED FOR HOUSING COMMISSIONERS.
The Chipperfield Case. — The ex:|)erience of an attempt to put
Part III into operation in tlie village of Chipperfield, adjoining Kings
Langley, Herts., as well as the cases above mentioned, shows that an
effective power of appeal by labourers to a Central Authority with
Commissioners as in the Small Holding Act, is absolutely necessary if
the Act is to be anything but a dead letter.
132
Three years ago Mr. Arthur Aronson moved a resolution at the
Kings Langley Parish Council to the effect that there was a dearth of
cottages in Chipperfield, and that the District Council be asked to
exercise their powers under Part III of the Act of i8go. A report
was prepared by a committee of inquiry appointed by the Parish
Council, confirmed by a second committee, accepted by the Parish
Council, and forwarded by it to the District Council, with a request
that the District Council would take action to supply the deficiency.
The County Council, however, ultimately held an inquiry, and the
evidence was so strong that the Commissioners decided it was desirable
to prepare a scheme, but instead of carrying it out they referred the
report to the Parish Council for their opinion. It may be mentioned
in passing, as an illustration of the difficulties, that the chairman of the
Parish Council (who was opposed to the application of the Housing
Act) was .the chief landowner in the district, and also chairman of the
District Council, and is, in addition, the local member of the County
Council.
The dearth of cottages as admitted in the report, and the condition
of existing cottages was declared to te bad.
The District Council, however, instructed its own Medical Officer
of Health to make an independent report, which he did^ and sub-
stantially confirmed the Parish Council's report in all salient
features, admitting that there was a want of cottages, and stating that
the cottagers were afraid to complain, for if they did so, they would
probably get notice to quit.
Notwithstanding this, the District Council refused to build, but
proceeded to tinker with existing cottages (many of which can never
be made to conform to iheir own bye-laws). This has had the effect in
many instances of raising the rents, and as notices were served on
some of the cottagers to abate overcrowding, the position became worse
than it was before, because there were no houses lo turn to.
The Kings Langley Parish Council then appealed direct to the
County Council under sec. 6 of the Act of 1900. The County
Council asked the District Council why it refused to build, and its
excuse was in effect : "7/ aoriciiVtiral labotirers alone lived in the
village, the accovmwaation would i>e ample" That is to say, that if all
labourers, other than those that worked on the land, such as brick-
layers, roadmen, and others, were deported, the housing problem would
be solved — and this at a time when all classes and parties are lamenting
the evils ol rural depopulation.
The dearth of cottages is most serious. For the sons and daughters
of a labourer to get married is out of the question, as there is never a
single cottage to let.
Mr. Aronson says : —
A labourer's wife (whose name I am quite willing to furnisli) came to me with a
notice in her hand, served upon her to desist from overcrowding (there were two
families in her cottage), and asked me what was to be done. She said she had tried
to get a cottage, not only in this village, but also in the two adjoining ones, but
without success. We have some 60 per cent, less children in our schools than we
]iad fifteen years ago. The young and the vigorous are rushing away as from a
plague, and we are left with the old and infirm.
133
The County Council admitted the need, and suggested the building
of ten cottages at Chipperfield, but estimated that the scheme would
involve a rate of i^d. in the ^, and sent a report to the Parish
Council for their observations, but at the Parish Council election the
inhabitants of Kings Langley, who had the greater share of voting
power, opposed the scheme, and returned a new council [pledged to
oppose it.
There are really two separate parishes (Kings Langley and
Chipperfield) under the same parish council, and the inhabitants of
Kings Langley feared they would have to pay rates for the benefit of
Chipperfield, so local feeling and selfishness were brought in to the aid
of the slum owners, thus accounting for the complete rout of the
advocates of better housing which ensued. The matter is n )w in
abeyance.
ACTION BY OTHER RURAL DISTRICT COUNCILS.
Driffield (R.D.C.) — High rates of mortality from pneumonia
and bronchitis, due largely to unsatisfactory bedroom accommodation,
have been reported. The Council in this district have done nothing
and will do nothing under Housing Acts.
Sunderland (Rural). — Part HI has been adopted for Ryhope
and Tunstall. It is proposed to build at Ryhope twelve two-roomed
dwellings at 3/9, twelve three-roomed dwellings at 4/3, eleven three-
roomed dwellings at 4/9, and 26 four-roomed dwellings at 5/9 per week.
At Tunstali there will be twelve two-roomed dwellings at 3/9, twelve
three-roomed dwellings at 4/3 to 4/9, and 2^ four-roomed dwellings at
5/9 per week. The Ryhope dwellings will cost ^11,000. Those at
Tunstall will cost ^10,500. A difficulty has arisen, however, with
reference to the site and ground rents.
Usworth (RD.C.) — Out of 542 houses inspected, 266 or 49 per
cent, ae overcrowded, in many cases the walls are of soft limestone,
which absorbs rain, and they are frequently without proper floors. The
colliery owners are principal ratepayers, and have not provided sufficient
cottages. The Parish Couucil appealed under section 6 of the Act ol
1900, because the District Council of Chester le-Street refused to adopt
Part HI, and they proved their case. The County Council now pro-
poses to buy five acre? of land at ^350 per acre, for the erection of
cottages under Part III.
Yeovil (R.D.C.) — An inquiry has been held showing that there
were in the district 113 houses with only one bedroom, 1391 houses
with only two bedrooms. Four parishes said there were insufficient
accommodation and 230 insanitary cottages. The Council has de-
ferred the adoption of Part III till the Rural Housing Bill is passed.
SCHSMES CARRIED OUT UNDER PART III.
Only two rural housing schemes, comprising 14 cottages, are
described in the Housing Handbook, but since then 40 additional
cottages have been built or planned at Bradwell (Maldon R.D.C),
Bratton (Westbury R-D.C), Linton (Linton R.D.C), Malpas (Malpas
^34
R.D.C), and Penshurst (Sevenoaks R.D.C.)- The following particulars
about them may be interesting. All the councils have had to pay too
much for land, buildings, and interest, and in several cases rents had
to be increased beyond the original estimate to meet the difficulty.
Parish.
No. of
Cottages.
Cost of
land
per acre.
Cost of
land
per cottage.
Cost of
building
per cottag
e.
Rents
per week.
£
£ s. d.
£
s.
d.
Bradwell
6
200
8 13 4
223
0
0
3/6
Bratton
4
200
10 0 0
240
0
0
3/6
I^inton
lO
50
1 2 10 0
130
0
0
2/6
Malpas
12
1 00
900
187
10
0
3/9
Penshurst
8 say 130
lease
232
0
0
4/- to 4/9
Penshurst — Warren Cottages. — No land could be bought as
a site for the second scheme in this village, so an acre of land was
takeh on lease for 99 years at ^5 5s. per annum, and eight cottages
have been built for ^^1,860 (borrowed at 3^ per cent.), and let at 4/- to
4/9 per week The walls are of double brick, with air spaces between
up to the first floor, but above that weather tiles nailed on brick. Six
houses have three bedrooms and two have only two bedrooms. Dr.
Poore's open-air drainage system is not quite successful owing to the
sharp fall of the ground at the rear of the cottages. Each cottage is
assessed at £6 los , and the r:.tes, which are compounded, amount to
about 6d. per week per cottage. I'he rate in the ;£ to meet the annual
loss is ■13d., an expense which money at the market rate of interest
would easily have avoided.
Miss Anne Escombe has kindly given the following interesting
information : —
I collect ihe rents and add 6d. a week per rate (poor and special expenses) ; the
rates now slightly exceed 6d. a week, even when compounded for. The Parish
Councillors agree that the rates derived from the co tages may be expended in repairs,
reckoning which the second scheme of houses is self-supporting.
The loan for the Pioneer Cottages was contrary to the wishes and ai-rangenient
with the Parish Council, made repayable in equal half-yearly instalments, instead of
by annuity covering the expense. This may be eventually of benefit, but it is hard
on the ratepayers.
All our expenses for building, or rather our council's, were calculated on interest
at j\per cent., but at the end 0/ the lo7t^ process of delay the amount was raised, we
fouitd, to j2 per cent.
The cottages have been continuously let, six weeks' rent being lost during the
whole time, and the whole of it when cottages vacated on account of the occupants'
change of employment. Any expenses incurred for so-called repairs has been in
relation I o smoking chimneys, changes of kitchen ranges found unsuitable when the
cottages were first occupied. We should plan differently now, for the cottages with
only a kitchen and scullery, as the tenants mostly live in what we meant for a
scullery, but has now become a small living room, the large room being used only
occasionally. Otherwise the cottages are, I think, satisfactory.
Bradwell (Maldon R.D.C, Essex). — Six cottages have been
built at a total cost of ;^i,45o inclusive, on an acre of land costing
£\^ There are on the ground floor parlour, living room, and kitchen
8 feet high, and on the first floor three bedrooms 8 feet 6 inches high.
They are let at 3/6 each per week. The loans were ;^i,25o at 3I per
cent., and ^200 at 4^ per cent f I
135
Bratton (Westbury, Wilts.)- — Four houses have been built at
a cost of ^887 on land costing ^30 for 32 perches (at the rate ot
^150 per acre), or a whole cost, with architect's fees, etc., of ^970.
Each house has two rooms and scullery on the ground floor, and three
bedrooms on the first fioor, and is let at 3/6 per week, tenant paying
rates. The Clerk to the Council writes : —
In this village there is not now a great need of cottages, the population at the
last census was only 560.
In building the before-mentioned block of four cottages, the chief difficulties
met with by the Westbury R.D.C. arose from the stringent requirements of the
L.G.B., from whom we had to wait long for sanction to borrow.
There was a scarcity of workmen's dwellings, but since the R.D. C. tniitt one or
two private owners have built also.
Linton. — Application was made by this Council to the County
Council, on behalf of five pari'^hes in the district, but the others are
standing over until Linton has gone through. Land is being obtained
from a small owner, as the big landlords did not care to provide land
near the village. The clerk wrote as follows in June, 1906 :
As regards the closing of unhealthy dwellings, this Council could close several
in Linton, but there is nowhere for the families to go except the Workhouse. We
are proposing to build len cottages, and almost every one is spoken for. It is hoped
to build for ;r^l30 per cottage, then let at 2/6 per week. Land cost £i2.z^ for 2' acres.
Provided the money could be obtained from the Loan Commissioners at a fair
rate, there would be litile or no charge on the rates. As it is we anticipate about a
penny rate.
Malpas. — A loan of ^2,500 was obtained for 60 years, and
twelve cottages provided at an estimated annual cost to the rates of
jQw per annum on an assessable value of ^4,891. Only part of the
land has been used, and a rent of ^4 per annum is being derived from
the unbuilt portion. The clerk to the Council says : —
The Government should give greater facilities for obtaining money at a reasonable
rate of interest. We tried every possilile means but failed to get advance under
4 per cent. The land was acquired at ^100 per acre. We purchased 2\ acres, and
intend putting up 12 more cottages if found to an.swer.
ACTION BY LANDOWNERS UNDER IMPROVEMENT
OF LANDS ACTS.
Landowners have borrowed under the Improvement of Lands Acts
a sum of nearly ^18,000,000 for improving their agricultural estates,
the annual loan payment being met by "charging orders" of the Board
of Agriculture on the lands improved, and the commonest period being
40 years. Only p^i, 258,535 of this amount was for labourers' cottages.
The sums chai-ged in respect of 80 cottages built in 18 different
counties during the year 1905 were as follows : —
5 single cottages costing about ^243 per cottage.
26 pairs of cottages costing about ^"218 per cottage.
23 cottages in blocks of three to six costing about ^212 per
cottage.
For 80 cottages the average was about ^218 each.
136
THE EXAMPLE OF IRELAND.
( H'lKSing Handbook pf^. ijg an i J2-J4).
At the end of March, 1906, there were 20,634 cottages erected in
Ireland under the Labourers Acts, and in that year a new Act, the
Labourers (Ireland) Act 1906, was passed, giving still greater facilities
for houses for labourers.
As the Labourers (Ireland) Acts have, in comparison with ihe
Housing A.ct of 1890, been so effective in securing the provision of
labourers' cottages in rural districts, a somewhat full account of their
provisions and the proceedings under them up to the present time will be
most useful to those interested in the welfare of the English rural labourer.
The I abourers' Cottages and Labourers' (Ireland) Acts consist of
the Acts of 1 88 1, 1882, 1883, 1885, 1886, 1891, 1892, 1896, 1897, as
consolidated or amended by the Local Government (Ireland) Act 1898,
sections 93 to 97 of the Irish Land Act 1903, and finally the Labourers
(Ireland) Act 1906.
I he main and vital elements in the law and practice as to the
provision of cheap cottages for Irish labourers are :
(i) The representation.
(2) The simple procedure.
( -^) Cheap money.
(4) The subsidies.
(5) The machinery of administration, including
(a) the central authority.
(b) the central fund or funds.
The provisions as to these are as follows :
Representation. — Where "the existing house accommodation for
agricultural labourers and their families is deficient, having regard to
the ordinary requirements of the district, or is unfit for human habitation
owing to dilapidation, want of air, light, ventilation, or other convenience,
or to any other other sanitary defects," a representation may be made
to the sanitary authority, '" who shall . . . proceed to make an im-
provement scheme." Under the original Act this representation was to
be signed by not less than twelve persons, rated for the relief of the
poor withii"! the sanitary district, but this has been modified by the Acts
of 1 89 1, 1903 and 1906, so that now any three persons are sufficient,
whether rated or not, provided in the latter event that they are
agricultural labourers working in the district, sec. i (2).
The definition of agricultural labourer is extended by Sec. 97 of
the Act of T903, to " any person (other than a domestic or menial
servant), working for hire in a rural district, whose average wages do not
exceed2/6a day,and who is notin occupation of land exceeding one acre."
The plan of enabling representations to be made is very effective
for bringing about the building of cottages, but it is now provided that the
Council may initiate a scheme upon a report of the Irish Land
Commission or without any representation at all, and the Local
Government Board, if satisfied that the District Council have failed
to make an adequate scheme, may step in and carry out a scheme
themselves (sec. 7).
137
At first 14 days' notice had to be given of the Council meeting to
consider a representation, but this has been reduced to seven, and the
three days' notice required of every meeting called in connection with
a decision as to the representation is now only required in regard to a
meeting at which the final resolution is passed (Lab. Act, 1896).
The procedure consists of ten steps —
1. The representation.
2. Council adopts scheme.
3. Advertisement of scheme.
4. Notices to owners and occupiers.
5. Petition for confirmation of scheme.
6. Local inquiry.
7. Provisional order made and served.
8. Report of service of order.
9. Confirmation or disallowance of order by L.G. B.
10. Application for loan to County Council or Land
Commission.
Confirmation of Scheme. — In the case of the purchase of land
by agreement, it is no longer necessary to use the complicated machinery
of scheme, petition local inquiry, notices, etc., but the scheme may
become absolute on the inquiry into the loan, thus saving six or seven
steps and four or five months in point of time. The Inspector holds
an inquiry and makes the order, while the appeal is to the Local
Government Board instead of to the Privy Council.
The publication of the scheme " during three consecutive weeks in
the month of September or October or November," has been reduced
to " any two consecutive weeks " (Lab. Act 1896).
The original requirement that the notices on the owners of land
proposed to be taken compulsorily should be served " during the month
next following the month in which such advertisement is published,"
has been altered to provide thit such notices could be served at the
same time as or any time after the publication of the advertisement.
Owners or lessees must reply to notices for compulsory taking of
land within 21 days (Sec. 4), but the notice must have a plan attached
sufficient to enable the person to identify the land proposed to be taken.
A provisional order, after being served on persons interested, is to
be confirmed by the Local Government Board, and has the effect of an
Act of Parliament, unless within one month a petition is presented
against it (Sec. 6, 2).
If a petition is presented, the Local Government Board, after con-
sideration of a full repv^rt of the evidence of the original inquiry, and
after such further local inquiry (if any), as they may deem necessary,
may either confirm the order with or without amendment, and the
County Court may award costs, to be paid by or to the petitioner or any
party opposing the petition (Sec. 6, 4).
Before the Act of 1906, the chief drawbacks on the operation of the
Acts were: (i) The great delay, averaging two years between the
inception of the scheme and the acquisition of the sites. (2) The un-
necessary expenses of carrying out schemes. fi
138
A return issued in April, 1904, showed that the incidental expenses
of carrying out schemes for 4,092 cottages had been, law costs
^34,342 or ;^8 per cottage ; engineering expenses (exclusive of fixed
salaries) ;^i 5, 221 or ^{^3 15s. per cottage, and miscellaneous expenses
such as advertising and the preparation of provisional orders, ^^24, 123
or .-,^6 per cottage, thus making a total of ;^73,686 or ;^i8 8s. per
cottage, as against ;!^78,469 or ^19 12s. per cottage for the land.
In one district the law costs averaged ^42 per cottage, in
another ^4 i6s., in another district ^44 per cottage, and in another
not far away, ^3 7s. In one case where the compensation awarded
by the arbitrators was ^34, the costs of owner's solicitor for proving
title w-ere ;£6^.
It may be mentioned that solicitors' and engineers' fees have
been strictly limited by the new rules. Another factor in the cost of
the cottage is determined by the rate of wages obtaining in rural dis-
tricts for masons, 18/- to 22/- a week.
The conditions as to building have been that there should be a
kitchen and at least two bedrooms, every habitable room to be at least
8ft. high except attics, where half the area of the room must be 7ft. ;
each habitable room to have windows with area of at least yV of the
floor space ; all bedroom floors to be boarded or tiled ; the ground
floor should be 9 inches above the external ground, and a proper
privy should be constructed at least loft. away from the dwelling house.
Cost of Building. — At first, cottages of stone, brick, or concrete,
with slate roofs, including expenses, averaged only ^iro for building,
but the average cost now, including half an acre of land, is ;!^i5o, owing
to the increase in price of building materials and the absence of
effective competition among builders. The contract prices have been
lower for large quantities, while the legal and other incidental expenses
have only been about the same for many cottages as for few, if provided
under one scheme Altogether 20,634 cottages have been built, and 887
are being built at a total cost, including site and expenses, amounting to
^^3,415,280 or ^159 per cottage, though the prevailing figure is ;!{^i5o.
Rural district councils in Ireland have managed the building
economically and effectually, erring as a rule on the side of economy.
The number of cottages authorised up to 31st March, 1899, when the
Irish Local Government Act came into operation was 16,056 or an
average of 1033 for each of the sixteen years since the first Labourers
Act came into operation. The number of additional cottages
authorised up to 31st March, 1906, was 8,260, making 24,316 in all.
The loans up to 1899 were ^1,958,680 or _;^i3o,5oo per annum,
and since that date have been ^,'1,456,600 or _;^2o8,ooo per annum.
The cottages provided up to 1906 were :
Built. Building.
Ulster ... 1,663 ••• 204
Munster ... 10 617 ... 235
Leinster ... 8,018 ... 384
Connaught ... 336 ... 64
20,634 887
139
Under the Act of igo6 money may be obtained for rural housing
from the PubUc Works Commissioners up to a total ^4,250,000, re-
payable by annuities of ^3 5s. per cent, for 68^ years, as in the case of
the Irish Land Act 1903, thus saving the ratepayers jQi 12s. 2d. on
each ^100, or say ^£2 8s. 3d. per cottage, nearly i/- a week.
Analysis of cost of builditig. — The following analysis of the cost of
building a cottage last year, in Ireland, under the Labourers Acts, may
be interesting :
Excavation, 14 cubic feet, at 6d.
Masonry in foundations and walls, 59 cubic yards, at 13/- ...
Windows, 5r square feet, at 2/3
Chimney breast and shaft, \\\ cubic yards, at 20 -
Doors, 59 square feet, at 1/2
Concrete flooring in kitchen, 23 square yards, at 3/-
Other floors, boarded, 2 squares, at 37/6
Window sills, 1 6 cubic feet, at 2/3
Studded brick partitions, i^ squares, at 27/6
Roofing complete, 7 i squares, at 70/- ...
Eaves, gutters, and pipes, 12 lengths, at 2/6
Plastering and dashing external walls, 102 sq. yds., at lod.
Plastering and whitewashing internal walls, 138 square yards,
at 8d.
Plastering and whitewashing ceilings, 52 yards, at 1/3
Door call 6/-, and heel blocks 8/-
Painting and bargeboards
Fitting up press is,/-, fire guards ro/-, bracket and sheeting 15/-
Hanging gate posts 20/-, entrance gullet ^2 ics.
Privy of galvanised iron on wood
Fencing ...
Gates and posts
Overseeing 42/, advertising 20/-
Contingencies 5 per cent, on ^129
Total ... ^141 17 I
Subsidy from the Imperial Exchequer. A sum of ^^37,000
per annum for rural districts, known as the Exchequer Contribution, was
formerly distributed in proportion to the expenditure in 1887 on main
roads, but it is now altered by the Act of 1906, so that each district
will receive a pro rata amount equal to ^i 9s. per cottage already
built, from an annual grant of ;^3 1,000 for the purpose of meeting the
deficiency on existing cottages. The sum of ,^,22,000 from the
Labourers' Cottage fund is to be taken annually for paying 16 per cent,
of the annuities on labourers' cottages, and a further sum of ;?{!^28,ooo
from the Ireland Development Grant is to be applied in paying another
20 per cent, of the annuities.
Subsidies from the rates. — By the original Act local authorities were
empowered to levy a rate not exceeding 1/- in the jQ for housing the
labourers, which if reached throughout Ireland would be ;z{^56 1,000 per
annum, but the maximum rate in any district was io"8id., and the
£
s.
d.
0
7
0
38
7
0
5
14
9
1 1
10
0
3
8
10
0
9
0
3
IS
0
I
16
0
2
I
6
26
5
0
I
10
0
4
5
0
4
1 2
0
3
5
0
0
14
0
1
6
0
2
c
0
3
10
0
4
10
0
7
0
0
3
0
0
3
2
0
6
9
0
143
total amount of the subsidy actually taken from the rates was ^63,000.
Repairs and management bring the total charge on the rates up to-
^2 17s. 6d. per cottage. As a general rule the farmers raise little or no
objection to the labourers having cottages and land on rate-aided terms.
Proportion of payments of rent. — Formerly the tenant paid }^%, the
ratepayers i|, and the Imperial Exchequer ^ of the cost of the cottages,
but under the new scheme of higher rents (1/6 instead of 1/3), it will
be tenant 15^ thirty-thirds, ratepayer 6h thirty-thirds, and the Govern-
ment II thirty-thirds.
Effect oj subsidised rents on 7vaxes. — I'he average rate of wages has
gone up during the last six years by 8i per cent or gd. per week from
10/2 to lo/ii, but this is attributed to the labourer being more
independent through not living in a "tied cottage."
Rents and rates. — The average rents for a good house and half an
acre of land are now iid. per week with rates, an addition of about 2d.
per week as compared with r/- or 1/3 per week formerly paid to the
farmer for smoky, sooty, and insanitary cabins, with little or no land.
Near Dublin the rents are from 1/9 to 2/6 a week. In view of the
increase of gardens from ^ to i acre, it is anticipated that the labourers-
will be able to pay about 20 per cent, more rent in certain cases, say
1/6 instead of .1/3, and 1/3 instead of i/-
Repairs, collection., ana tttsi/rance. — 'fhe collector gets as a rule 5 per
cent. ; repairs average 15/- per cottage ; insurance 1/6 per cottage, or a
total roughly of about 25/- per cottage per annum.
Loan expetises. — The average annual charge for principal and
interest on existing cottages at ;z£ 150 has been been ^^7 5s. gd., showing
an adverse balance of ^4 17s. gd. after the receipt of rents ^£2 8s.
per annum. The total loan expenses in 1905 were in round figures
;^i 52,090, and the rents being only j£4-],^>^o, a subsidy was paid by
the Government of ^4r,')Oo, and another from the rates of ;!{^63,ooo.
Six interesting points —
I. — The size of the ganien was limiled to half an acre by the Act of 1893, but by
the Act of 1892 it has been enlarged to an acre.
2. — The cost of land for acquiring the interest of Ijoth owner and occupier is
estimated at from ;,^35 to ^40 per acre.
3. — A question as to encouraging the ownership of the cottage was raised by the
select committee on rural housing, but the assistant secrt-tary of the Irish L.G.B.
stated that " Repairs would be neglected, and in case of storms or other damage
involving much work, the labourer could not meet the expense " (Sul ivan 3721).
4. — The Irish clergy are helpint^ to carry out the work by all means in their
power, issuing leaflets, letters, and circulars.
5. — The Irish League keep a stock of forms for rt prtrsentaiion.
6. — The area of charge is the entire rural district.
Afo.iel plans and specifications. — One of the duties of the Irish Local
Government Board under the new Act is to supply free plans and
specifications to local authorities to assist them in providing the most
suitable and economical cottages for their respective districts. The
Board have awarded prizes of ^50, ^30, and ^20 for best designed
cottages to cost ;!{^i3o. There were 350 designs, and the prize winner's
plans and designs with specifications are being sent out to local
authorities, and can be purchased direct from Messrs. V/yman ^S: Sons.
141
The Labourers' "Ladder."
En/ar<^e7nen( of cotiat^es and ^s^ardens. — Existing cottages may be
enlarged without making improvement scheme, and with consent of
L.G.B. gardens may be enlarged if land may be acquired by agreement.
Small Holdiuiy^s. — Under the Act of 1906, a labourer who has lived
five years in one of these cottages, and paid his rent punctually, may
have an advance to purchase a small holding of 5, 10, or 15 acres, for
.sale, alongside of him, but he must leave his cottage.
FORMS OF REPRESENTATION.
In pursuance of the powers vested by the Labourers (Ireland) Acts
1883-906 in the Local Government Board for Ireland, the Board has
issued rules and regulations under the said Acts, of which the folUnving
are four Clauses : —
4. A representation for the purposes of the Acts may be made in
one of the Forms numbered i to 7 inclusive.
5. Every Council shall provide and keep at all times available a
supply of forms of representation and shall give a form free of charge to
any ratepayer or labourer applying for the same.
6. \\'ithin one month from the first day of November, 1906, every
Council shall give public notice by means of advertisements (Form 37)
in some two or more newspapers circulating in the district, and placards
posted throughout the district, that representations for the purposes of
the Acts may be lodged with their Clerk on any day up to the first day
of February, 1907.
7. All representations lodged as aforesaid shall be submitted to the
Council at their meeting next following the first day of February, 1907,
and the Council shall thereupon fix a date, not later than fourteen days
thereafter, upon which a meeting of the Council shall be held for the
consideration of the representation.
The most important forms of representation are as follows : —
(Additional Cottages to be provided).
Rural District.
District Electoral Division,
W'e, the undersigned, being agricultural labourers or ratepayers,
represent that there is not a sufficient number of houses available for
the accommodation of agricultural labourers in the above-named
Electoral Division, and that it is the duty of the District Council to
take proceedings under the Labourers Act for the making of an
improvement scheme in respect of such Electoral Division.
We suggest that cottages should be built with suitable plots of land
attached thereon on the holdings, and for the agricultural labourers
mentioned in the schedule given below.
{ 7 hen follow signatures and addresses together with schedule
of particulars ). Form 2.
142
(Cottages to be built in substitution for insanitary dwellings).
Rural District.
District Electoral Division.
We, the undersigned, being agricultural labourers or ratepayers,
represent that the undermentioned labourers are living in houses which
are unfit for human habitation and should be provided with suitable
house accommodation, and that it is the duty of the District Council to
take proceedings under the Labourers Acts for the making of an
improvement scheme in respect of the above-named Electoral Division.
We suggest that cottages should be built in lieu of these dwellings
on the holdings named in the schedule set out below, and that suitable
plots or gardens should be attached thereto. Form 5.
{Houses to be acquired and repaired).
Rural District.
District Electoral Division.
We, the undersigned, being agricultural labourers or ratepayers,
represent that the houses mentioned in the schedule attached hereto are
in need of improvements and repairs to render them suitable as
labourers' cottages, and that it is the duty of the District Council to
take proceedings under the Labourers Acts for the making of an
improvement scheme in respect of such Electoral Division.
We suggest that these houses should be acquired by the Council,
improved and repaired, and that suitable plots of land should be
acquired in conjunction therewith. Form 6.
(Tracts of land to be acquired).
Rural District.
District Electoral Division.
We, the undersigned, being agricultural labourers or ratepayers,
represent to the Rural District Council that a necessity exists for the
acquisition of the tract or tracts of land referred to in the schedule
hereto with a view to the same being parcelled out in allotments among
the agricultural labourers whose names are set out in the schedule.
And we do further represent that it is the duty of the District
Council to take proceedings under the Labourers Acts for the making
of an improvement scheme in respect of such Electoral Division.
CHAPTER VH.
HOUSING BY PRIVATE ENTERPRISE
AND
CO=OPERATIVE SOCIETIES.
It is remarkable that in England, the land par excellence of
municipal building, experiments of the greatest number and of the
most varied kind have been carried out by private individuals,
companies and societies.
Ten philanthropic societies have built dwellings for 125,000 persons
in London, while six lodging houses, accommodating 5,162 persons,
have been built by " Rowton Houses " alone. Co-operative societies
to the number of 413 have built 46,707 houses, at a cost of ^2,603,438,
twenty per cent, of which are owned by the societies and let to tenants.
The co-partnership Housing Societies, one of the most admirable
torms of private enterprise, corresponding as nearly as may be to the
societies of public utility on the Continent, have quite recently provided
about 400 houses at a cost of about ^100,000, while the Garden City
has been steadily developing at Letchworth ; and three cottage
exhibitions run by private enterprise are, or will be, in full swing
shortly — two of them at Newcastle and Shefifield on municipal land,
and the other at Garden City.
There are, in addition, some 2,000 Building Societies (which are
not Buiiding, but Loan Societies) with over 600,000 members, who
have advanced on mortgage about ^10,000,000 in one year, and who
have total assets of ^66,000,000.
Finally there are the remarkable model villages of Bournville,
Earswick, and Port Sunlight, each of which is a lesson in itself
SOME BIG HOUSING COMPANIES AND TRUSTS.
Rowton Houses (Lodging Houses). — Of^ce : 16, Great George
Street, Westminster. The Rowton Houses are hotels for working men,
originated by Lord Rowton in 1892, to meet the needs of the many
workmen who lived in the very unsatisfactory common lodging houses of
the metropolis. They are now six in number and are situate as under :
Rowton Mouse, Bond Street, Vauxhall, London, S.W. , 484 beds, opened
31st December, 1892.
,, ,, Calthorpe Street, King's Cross Road, London, E.G., 678
Ijeds, opened 1st Fel:)ruary, 1896.
,, ,, Newinyton Butts, London, S.E., opened 23rd Dec, 1897,
New Wing, 211 beds, opened Feb. 28th, 1015 beds.
,, ,, 221, Hainmersmitli Road, London, \V., 800 beds, opened
December 2nd, 1899.
,, ,, Fieldgate Street, London, E. (near the London Hospital),
8i6 beds, opened nth August, 1902.
,, ,, Camden Town, 1103 beds, opened 7th December, 1905.
Total, 4,896 beds.
144
The King's Cross House is being enlarged to have 944 beds, and
will be finished in 1907.
The charge for accommodation is the same at all the houses, viz.,
3s. 6d. for seven nights, payable in advance on Saturday, or yd. per
night for any other bookings.
Residents at Rowton Houses have free use of the folknving rooms :
I )ining Room, where food can be purchased at the following prices —
Soups, various, per basin, id. & ijd. Coffee, per cup, id. & id.
Joints, Roast Beef, per portion, 3d. & 4d. Cocoa ,, hd. & id.
Vegetables, in season, per portion, id. Bread and Butter, |d. & id.
Pudding and Pastry, per portion, id. Jam, ^d. & id.
Salads, id. & 2d. Marmalade, ^d. & id.
Tea, per cup, gd. & id. Porridge, id.
Convenient fires and cooking utensils, crockery, teapots, etc., are also provided, free
of charge, for residents who wish to prepare their own food.
Smoking Room, with newspapers, chess, draughts, etc., for use of
residents.
Reading and Writing Rooms, with a plentiful supply of books,
magazines, etc
Hot or Cold Baths, including soap and towels, may be had for id.
Footbaths are free.
There are also lockers, parcels' room, laundry, barber's shop, shoe-
maker's shop, and tailor's shop.
The six houses will. provide accommodation for 5,162 residents.
Adjoining the Newington Butts House there is a completely equipped
steam laundry with every modern appliance, which is sufficiently large
to deal with the laundry requirements of all the houses.
The Rules are as follows :
I. — Admission to bedrooms. The staircase gate is open every quarter of an
hour after 7 p.m. A ticket must be shown at the gate.
2. — Bedrooms must he vacated before 9 o'clock in the morning.
3. — Smoking in bedrooms is strictly prohibited.
4. — The public rooms will be closed and the gas turned off at 11.30 p.m. on
Sunday, and on o her nights at 12.30 a.m.
5. — The dining room will also be closed every morning, except Sunday, from
II to 12 o'clo:k.
6. — Card playing and gambling are sti icily prohibited.
7. — The Company will not be responsible for the loss of any property, unless
such property has been left in the charge of the Super ntendent, and a receipt
obtained f(jr the same.
8. — The Company reserves the right to cancel bed tickets at any lime.
9. — Lockers are provided for the use of residents. Sixpence is charged for the
key, and when the key is returned, fivepence will be refunded.
The preference capital at 4 per cent, is ;!^2 25,000 authorised, of
which ;,{, 1 70,320 is paid up.
The ordinary shares, on which 5 per cent, is paid, amount to
;^225,ooo authorised, of which ;^i8i,86o is paid up.
The capital expenditure on lodging houses so far is '^347,882 on
finished houses and ^^45,892 on works during 1905, or a total of about
;^400,000.
The receipts were as follows in 1905 : Rent of cubicles, ^37,168 ;
catering, ^^16,489 ; sundries, ;^324. Total ^53,981.
M5
The expenses were : Rates, wages, and general expenses, ;!^i7,i83 ;
catering, ^15,794 ; repairs and renewals, ^3,105 ; property and income
tax, ^'895 ; sundries, ^1,703. Total ^38,680. Balance profit,
Artizans', Labourers', and General Dwellings Company. —
Office: 16, Great George Street, Westminster, S.W. Preference capital
at 4^ per cent., not to exceed at any time three-fourths of ordinary
capital, ^1,000,000 in ^,10 shares, of which ^872,940 is paid up.
Ordinary capital at 5 per cent., ^'2,000,000, of which ^^i, 703,890 is
paid up. Reserve funds, ;£^2 43,486
The company has provided for a population of 50,000. Owing to
the reduction of the compounding allowances by the rating authorities,
notices were given by the Company in 1905 to 2,000 tenants at Queen's
Park, to pay their own rates, and this resulted in more of the tenants
leaving than in previous years. The figures being 240 changes in 1903,
227 in 1904, and 429 changes in 1905. A further result was the
increase of ^800 in repairs, due to getting the house ready for new
tenants, and an extra payment of ^,360 for 2,100 new agreements.
The following paragraph from the report of the Company is worthy
of notice, because it applies generally to a great deal of existing
cottage property elsewhere.
The Queen's Park Estate having been built upon about 30 years ago was
constructed to the sanitary requirements of the local authorities of that time. Those
requirements were considered satisfactory, as long as Qu-^en's Park belonged to
Chelsea, but, when Queen's Park was taken from Chelsea and put into Paddington,
then the sanitary requirements came under a different authority. The Medical
Officer of Health and the sanitary authorities of Paddington were much more
exacting than those under whom the Estate was built. The result has been that
practically the whole of the drainage of Queen's Park has been required to be taken
up and renewed, and th:; ultimate cost -will be about ;^20,ooo. We are pioceeding
with it year after year, as it is impossible to do it one year, but as a large part of it is
entirely new and was never dreamt of at the time the houses were built, the way we
have dealt with the expense has been that we have charged two-thirds to capital and
one-third to revenue. In 1905 ;i^3,300 was spent on this work of sanitary re-
construction, which will take about six years altogether.
Noel Park is growifg rapidly,, the rental in one year being increased
by ;^4)348, and although the estate is in the neighbourhood of the
London County Council dwellings, only a few of the older houses are to
let, owing to the tenants wanting to go into the new dwellings.
At Leigham Court, Streatham, there is no County Council com-
petition, but the Company and private builders have overbuilt dwellings
of a certain type, viz., shops with rooms above, small villas and flats or
maisonettes, all of thern above the cottage class, for which there is a
demand but not a supply.
The arrears on the weekly property are only ^^554, that is i^ days'
rent, equal at .'^haftesbury Park to G^d. per ^100, at Queen's Park to
2/4J per ^100, and at the block buildings to 3/6 per ^100 of rental.
The insurance on the cottages has been dealt with by putting on one
side a capital sum of ^£"5 000 to meet the annual losses, but the total
losses by fire in the year being only ^i i 7s. 5d., the amount has been
charged to repairs, and the Company has effected a saving on this item.
146
The cost of building is now higher, and the rents are 5/9 to 13/- for
weekly cottages, and 5/- to 8/6 for small flats, an increase on the
figures given in the Housing Handbook, pp. 191-193
The block dwellings of the Company are let at rents based on an
average of 2/9 per week, but larger rooms and specially good positions
are charged at a higher rate.
The addresses of the block dwellings are :
Portman Buildings, Lisson Grove, S.W.
Seymour Buildings, Seymour Place, Bryanston Square, W.
Crawford Street and Homer Street, Marylebone.
East Street Buildings, Manchester Square, W.
Shepherd's Plnce Buildings, Grosvenor Square, W.
Carpenier Street Buildings, Berkeley Square, W.
Gray's Inn Buildings, Rosebery Avenue, E.G.
Gray's Inn Residences, Clerkenwell Road, E.G.
Goldbath Buildings, Rosebery Avenue, E.G.
Northampton Buildings, Rosoman Sreet, and Skinner Street,
Clerkenwell, E.G.
East End Dwellings Company, Office, 27, Chancery Lane, W.C.
Preference capital at 4 per cent. ^50,000 in ^10 shares authorised
and paid up.
Ordinary capital at 5 per cent. ^250,000 in ^10 shares authorised,
of which ^"151,440 is paid up.
The Company have been able to borrow ^16,500 from the Public
Works at 3I per cent, in 1905.
The death-rate was rr5 per 1000 for 1905, on a population of 7,259.
Cottages are more popular than block dwelling in Bethnal Green,
and the Company are building several.
The dwellings are mainly situated in Bethnal Green as follows :
Globe Street, Cyprus Street, Moravian Street, Evesham Houses, Victoria Park
Square, Katherine, Lolesworth, and Museum Buildings, Gordon Dwellings and
Strafford Houses, Cromer Street.
The rents have been slightly lowered and thus enabled dwellings
to become fully let, which for some time had a large number of empties.
Four per cent. Dwellings Company. — Office : 36, Hallam
Street, Portland Street, W. Capital ^500,000 in 20,000 shares of ^^25
each. TheiX)pulationis 6,332,of which only 2,754 are children under 14.
Guinness Trust.— Office : 5, Victoria Street, S.W. Sir E. C.
Guinness (Lord Iveagh), gave ^200,000 in 1889, to which the
Goldsmiths' Company added ^25,000 in 1893, and the net income
from rents and interests have been added to the original capital year by
year to the total amount of ^152,674, in the same way as the
Peabody Fund. On December 31st, 1906, there were 9,668 persons
living on the estate, and the birth- rate for three years averaged 43*3 per
1000, while the death-rate was 12 '5 per 1000. Only persons with less
than 25/- per week are accepted as tenants, and preference is given to
the poorer applicants, but earnings are frequently understated, though
it is asserted that the average weekly earnings of the head of each family
is 19/8 per week. The dwellings are situated at :
Brandon Street, Walworth. Vauxhall Walk, Lambeth.
Marll)orough Road, Chelsea. Page's Walk, Bermondsey.
Columbia Road, Bethnal Green. Snow's Fields, Bermondsey.
Lever Street, Finsbury. Fulham Palace Road, Hammersmith.
147
There are laundries, club rooms, costers' sheds, and perambulator
sheds. The baths, the boiling water supplied from urns morning and
evening for making tea, and the constant hot water supply for washing
purposes, all of which are free to tenants, continue to be appreciated
and largely used.
I'he Trustees have made arrangements for some years past whereby
their tenants can obtain coal practically at cost price, the coal being
contracted for, as far as possible, at wholesale' summer prices. The
quantity sold in 1905 was over 1,100 tons.
Metropolitan Association for improving the dwellings of the
industrious classes. — Office : i, Pancras Square, Pancras Road,
London, N.^^^ Mortality i3'38 per 1000, and birth-rate 2 7 "51 per 1000.
Owing to decay in some of the walls they were reconstructed. It may
be noted that the financial results of the different dwellings vary
considerably from if to 7 per cent, net profit on capital. The
average population was 5380. Situation of Dwellings :
Albert Family Dwellings, Albert Street, Mile End New Town, E.
All)ert and Victoria Cottages, Pelham Street, Mile End New Town, E.
Albion Buildings, Bartholomew Close, Aldersgate, E.C.
Alexandra Cottages, Beckcnham,- Kent.
Carrington Dwellings, Hertford Street, Mayfair, W.
Enfield Buildings, Aske Street, Hoxton, N.
Farringdon Road Buildings, Farringdon Road, E.C.
GatlifF Buildings, Commercial Road, Pimlico, S.W.
Gibson Buildings, High Street, Stoke Newington, N.
Hamilton Square, Kipling Street, Snowsfields, Bermondsey, S. E.
Howard Buildings, Alliert Street, Mile End New Town, E.
Ingcstre Buildings, Ingestre Place, Broad Street, Soho, W.
Pancras Square, Pancras Road, N.W.
Russell Scott Buildings, Jamaica Road, Bermondsey, S.E.
Peabody Donation Fund, Offices : 64, Queen St., London, S.W.
This fund was started in 1S62 by gifts from Mr. Peabody to the extent
of ;2{^5oo,ooo, and is continually growing, owing to the fact that all the
sums received for interest and profits on rents (^993,747), have been
added to the fund, making a total of ^1,493,727 to 31st Dec, 1905.
The mean population of the dwellings was 19,615, or a density of 600
to the acre, and the average rents were 2/3! per room, and 5/2 1 per
dwelling including rates, but excluding rates rates i/iii per room and
4/4 per dwelling. The average weekly earnings of the head of each
family was ;£\ is. lod., but of course other members helped to swell
the family income. In 1905 the birth-rate reached 52 g per 1000 and
the death-rate i3'o per 1000, while the infant mortality was 113
per 1000.
Heme Hill Cottages of five rooms are let at 10/2 per week, of
which 2/2 is for rates. One hundred and fifty-four five-roomed
cottages have been built at Tottenham, close to the L.C.C. dwellings.
The rates vary as follows for block dwellings :
One room dwellings, 4id. to 5|d. per week.
Two rooms ,, 8d. to iid. per week.
Three rooms ,, i/- to 1/4 per week.
Four rooms „ 1/5 to 1/7 per week.
148
The principal occupations of the tenants are :
Labourers 670. Charwomen 483. Porters 429. Carmen 287. Warehousemen 253.
Needlewomen 231. Policemen and Pensioners 209. Servants 175. Packers 142.
Plumbers 135. Machinists 121. Coachmen 119.
The newer block dwellings are situated in :
Stamford Street, Pimlico, Whitechapel, Bedfordbury, Great Wild Street, Drury Lane,
Orchard Street, W., Whitecross Street, E.G., Herljrand Street, Russell Square, and
Merne Hill.
The older dwellings are in Spitalfields, Islington, Shadwell, Westminster,
Chelsea, Bermondsey, and Blackfriars' Road.
Wharncliffe Dwellings Co. — Office : i6, Great George Street.
Originally erected for the Great Central Railway to rehouse dispossessed
tenants. Preference capital at 4^- per cent., ^75,000 authorised and paid
up. Deferred capital at 4^ per cent., ^75,000 authorised and issued.
Irredeemable debenture stock at 3 per cent., ^100,000. The net
receipts were sufficient to pay 4I per cent, on preference, and i per
cent, on deferred shares. The dw^ellings are occupied by persons not
of the working class.
The Sutton Housing Trust. — The late Mr. Sutton, who was a
member of the firm of Sutton & Co., Carriers, left property to the
estimated value of some _;;!{j2,ooo,ooo in trust to three trustees (Mr.
C. T. Sutton, Mr. C. E. T. Lamb, and Mr. Watson), for the purpose
of erecting dwellings in London and other populous places, the
following being the chief provisions of the scheme :
Upon trust to purchase or acquire from time to time freehold or copyhold land
in London or any other populous place or town in England as sites for the erection
of the model dwellings and houses hereinafter mentioned (with power to enfranchise
at any time any copyhold land so purchased), and to pay all moneys for the purposes
aforesaid out of the trust premises.
And upon further trusts to build upon the sites to be purchased or acquired as
aforesaid model dwellings and houses for use and occupation by the poor, and from
time to time to repair and rebuild the same, with power to enter into any contracts,
and to employ any persons necessary in the sole judgment of my trustees. . . .
And upon further trust to let the said buildings and houses when so erected to
the poor in the sever il districts in which they are erected at such rents (being below
the full rents which could he obtained for the same) as my trustees shall in their
uncontrolled discretion in each case from time to time determine, but so that the
rents received \>y my trustees therefor shall be held by them for the general purposes
of the trust intended to be hereby created, and shall form part of the trust premises.
The model dwellings and houses when erected to be called the Sutton Model
Dwellings.
.... It being my will, desire, and intention by the means aforesaid to create
a continuing trust for the purpose of supplying the poor in London and other
populous places or towns in England with proper and sufficient dwelling houses or
lodgings at such rents, however low, as my trustees shall in each case in their
absolute discretion consider the tenants can afford to pay, and see fit to charge them.
But I wish that some rent, however small, shall in each case be reserved and paid,
and that no person or persons shall be allowed to live in the said dwelling houses or
lodgings rent free.
Up to now little has been done beyond the erection of a few block
dwellings, but greater activity may shortly be expected.
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ECCLESIASTICAL COMMISSIONERS' LONDON ESTATES.
In leasing land for housing purposes the Commissioners have as a
rule preferred responsible companies willing to let the dwellings at
reasonable rents and to be satisfied with only a moderate return on
capital. They have leased sites for 43 1 dwellings to the Victoria Dwellings
Association and to the Metropolitan Industrial Dwellings Company at
about two-thirds of the actual value, in order to help to keep down the
rents. They have also in these cases lent the greater part of the cost
of the buildings on mortgage at 3 per cent, for 10 years, to be
subsequently repaid by terminable annuities at 3^ per cent. They
have also sold i^ acres to the Westminster City Council for ^32,000,
and 55 acres at Hammersmith to the London County Council for ^550
an acre. In every case this has been below the market price. The
Commissioners have also built workmen's cottages and tenement houses
on their London Estates as follows : —
Southwark. — Winchester Cottages: 14 four - room cottages.
Union Street : 44 three-room tenements.
Westminster. — Garden Street and Dorset Street: i;^ six-room,
2 five-room, and 19 four-room cottages, and 20 two-room tenements.
Regency Street: 3 five-room, 16 four-room, and 42 three-room
tenements. Dwellings being built in 1907 : 18 tour-room, 9 three-room,
and 19 two room tenements.
Lambeth. — Mitre Street : 6 five-room and 23 four-room cottages.
177 four-room tenements, 50 two-room ditto, and one single-room ditto.
The above 476 houses contain 1,488 rooms, and cost about ^ 1 20,00.
The Commissioners possessed an estate of 22 acres just off the
Walworth Road, which was covered with small houses and shops,
many of which had to be demolished and the streets widened or rebuilt.
This work has been going on for some time, and a sum of ^200,000
is being spent on new dwellings, consisting of 96 cottages of four and
five rooms, 106 cottage flats of three rooms, and 566 tenement
dwelhngs of two, three, and four rooms. The weekly rents, including
rates, vary from 5/6 or 6/- for two-room tenements, to 9/- or 10/- for
cottage flats and 14/- for five-room cottages. They average from 2/8 to
3/3 per room. It may be noted in passing that ike rates alone vary
from 1I2 per tveek for two-room diveliings, to jj- per week for four and
five room cottages.
The rents are collected by Miss Lumsden, who is helping Miss
Octavia Hill.
COOPERATION AND HOUSING.
Some facts and figures as to Co-operative Housing action, with a
special account of the work of Woolwich Society and the Ealing
Tenants, are given in Chapter XIV of the Housing Handbook. Since
then the latest figures show an increase of 20 to 25 per cent., chiefly in
advances to members for the accjuisition of their houses, the increase
in houses retained and let by th- societies being least of all. Less
15^
than one-fiftli of the money was spent on houses intended to be held
permanently by the societies, more than four-fifths being used to
promote individual membership.
The most recent return shows ^9.603,000 expended up to 1906 in
respect of 46,707 houses by the distributive societies, in addition to
301 houses provided in five years, at a cost of ^iog,ooo by four
co-partnership housing societies. Details of all these are given in the
following tables : —
SuMMARv OF House-Building by Ordinary Co-operative Societies,
See Housing Handbook, p. 179.
Sections of
i
Houses Built
and Owned by
Society as
Landlord.
Houses Built by
Society and
Sold to Members.
Money Lent by
Society to Members
to Build Houses
for themselves.
THE
C 2
■ (D
^
^
'C
<=StT
CO-OPEEATIVE
0
S
t:
0
S^.-
S^g
Union.
0
CO
<0
m
s
0
a
0
3 3
u
<
0
>
3
0
mount P
n Accou
f House
c 2
<1
Amoun
Paid.
of Hous
ch nione
n ad van
<1
w
<
H
<^ ^
H°-S s
12; ^Z
£
&
£
£
£
£
£
Midland
56
570
323
122932
520
297
137570
70711
724164
481105
3292
Northern
62
1012
240
253085
593
224
1284S7
84395
713593
338185
3508
North-Western
171
4892
187
924068
3511
215
743195
523018
4049711
2561526
22594
Scottish
64
1465
193
398194
80
215
19399
15707
187218
112915
841
Southern
35
432
309
107764
685
269
167795
131862
420563
271350
173
South-Western
10
25
157
4424
57
186
23777
4292
212620
131218
759
Western
15
134
190
28602
131
200
11850
11668
224427
147343
1433
413
8530
.1839069
5577
1232073
841653
6532296
4036642
32600
No. of societies making returns, 413. No. of societies which have replied stating
they do not carry on a building department, 335. Total replies, 748. Total number
of houses, 46.707. Total amount of Co-operative Capital invested, £9,603,438.
Average cost per house built by societies, £210.
As a general rule houses acquired by individual co-operators through
their societies, differ very little from ordinary houses. They are
scattered about the district and are bought and sold, and may eventually
pass into the hands of ordinary investors in huuse property, or even
house farmers and slum owners. It is different with tho-e retained and
let by the society, in which case there is a real piece of joint ownership
and democratic regulation in the common interest.
153
The Woolwich Co-operative Society's Estate is a case in
point (pp. 181-3 Handbook). "This estate now stands in the books at
;^i23,5oo, and comprises 190 acres, of which 143 acres are building
land, 20 acres a wood on the hill side, and 27 acres agricultural land
largely let in allotments. About 760 houses are built, and there is
room for about 1,500 to 2, too more, reckoning 20 to the acre. About
99 houses are let on weekly tenancies, but nearly seven times that
number have been sold to members for a term of 99 years, subject to
a ground rent of 5d. a yard or ^4 per house."
The Co-operative Permanent Building Society, founded in
1884, has ^319,000 outstanding on loan to members, in sums nearly
all under ;p^5oo, and in the year ended De.cember, 1906, advanced no
less than ^80,000 to co-operators for the purchase of houses.
The various Co-partnership Tenants' Housing Societies, with
property worth over ;^i 50,000, are dealt with elsewhere.
CHAPTER VIII.
CHEAP COTTAGES.
SOME INTERESTING EXPERIMENTS.
The great financial problem in all schemes for workmen's dwellings
is how to reduce the capital outlay so as to enable good dwellings to be
let at low rents, and although no attempts to lower real and necessary
standards of quality should be encouraged, the writer has continually
urged that the cost of production of the dwelling, like that of other
manufactured articles, ought to be capable of reduction as a result of
experiment and production on a large scale, coupled with the abolition
of bad or too rigid building regulations, and the application of m.re
scientific methods. Great advances have been made in some of these
respects during the three years 1904-1907.
The demand for cheapness has, so far, guided us towards better
rather than worse sanitary conditions for our dwellings. The cottage,
with its simple construction, slight foundations and ^comparatively thin
walls, costs half as much per room to build as the block dwelling with
its elaborate construction, costly foundations and massive walls, and
the cottage is by far the healthier of the two.
The cottage, tvithoiit back addition, is now frequently produced in
cheap cottage exhibitions, and costs less than the cottage with a back
addition which shuts out light and obstructs the free ventilation of the
rooms at the back.
The healthy and growing tendency of the population to leave the
dear land in crowded centres, and dwell on the cheap open land in
the outskirts, had its origin in a desire for a cheaper dwelling.
The cottage with large rooms is cheaper to build per cubic foot
than the cottage of similar construction, but with smaller rooms. In
the same way dwellings arranged along paths or small accommodation
roads in quadrangles open to and abutting on the road are less exposed
to dust, effluvia, noise, and other conditions prejudicial to health, which
affect those that are merely arranged in dreary and interminable rows
along wide wastes of macadam.
The substantial walls of the confined back yards found in so many
provincial towns, decrease the supply of fresh air and sunlight, just as
they add unnecessarily and seriously to ihe cost of the dwelling.
So also with the aesthetic consideration. The " brick boxes with
slate lids " are gradually giving way to a more diversified type of
dwelling, in which well utilised tiled roofs, tile hung half brick upper
storeys, and rough cast exteriors, are not only produced at a saving of
cost, but are far less ugly than their severe stodgy and monotonous
predecessors.
155
Cottages built of wood give every satisfaction in rural districts in
Norway and Switzerland, but very little use is made nf this material in
England, even where it is abundant and fairly cheap.
The cost of building wooden houses in Scotland, according to the
experience of Mr. Munro Ferguson, M. P., has been as follows: One-
roomed bothy and scullery (24 feet by 17 feet) cost ;£ss- Three-
roomed house with outbuildings (36 feet by 15 feet) cost ^100.
Four-roomed house cost ^125. Five-roomed house with scullery,
larder, and coalhouse, all under one roof, cost j^ijo. He has experi-
mented largely in the last mentioned type of house, and he advocatc-s
the setting up of some permanent sphere for practical experiment in
building and sanitat'on by combination between the Government and
its inspectors, and architects, builders, and others interested in the work.
Much of the improvement shown in respect of the above matters
has arisen as a result or accompaniment of the movement initiated by
Mr. St. Loe Strachey in the Co2intv Gentleman^ which ultimately ended
in the Cheap Cottages Exhibition at Letchworth, an experiment which
has smce had several imitators— one at Garden City, and two on
municipal land at Shefifield and Newcastle.
THE CHEAP COTTAGES EXHIBITION,
LETCHWORTH, 1905.
Prizes were offered for cottages suitable for a country labourer or
artizan, built without the restrictions of unduly stringent byelaws, for
a sum of not moie than ^150. Each cottage to have living-room and
scullery not under 7 feet 6 inches high, and three bedrooms, containing
not less than 2,000 cubic feet altogether. The first prize was awarded
to Mr. P. B. Houfton, of Chesterfield, for No. 14.
The' prize for the best pair of five-roomed cottages (including
scullery), erected at a cost not exceeding ^300, was won by Messrs.
Potter and Co., for No. 35.
The prize for the best group of three or four cottages, each with no
more than six rooms, at a cost not exceeding ^35 per room, was won
by Mr. Geoffrey Lucas, with No. 01.
The prize for the cheapest cottage in the exhibition was won by
Mr. Clough, who erected cottage No. 71 for ^120.
The prize for the best wooden cottage was won by Mr. Troup with
cottage No. 80.
The prize for the best cottage built of cement-concrete (unlimited
as to price) was won by Mr. G. Fraser, with cottage No. 58, costing
about ;^25o.
Builders' profits, architects' fees, cost of site, and carriage of non-
local materials to the site were expressly excluded from the stated costs.
From 25 to 30 per cent, should in all cases be added in order to
estimate the approximate market value of the buildings apart from the
value of the site. The cost of boundary and enclosure walls, as well
as roads and sewers (if charged), should also be added.
Garden City is well chosen for economical building. Bricks are
cheap (19s. to 24s. per thousand). Local red tiles, sandfaced, 31s. 6d.
156 .
per thousand, and nine inch red tile quarries ^^3 5s. od. per thousand.
Cement and lime are both moderate in price, and excellent ballast and
sand can be had on the spot for 4s. per load, or the cost of digging,
sifting, and carting. Timber can be obtained at reasonable rates, as
the railway journey to the nearest timber ports is comparatively short.
Artisans' wages are also relatively low, bricklayers and carpenters being
paid 8d. to S^d. per hour, painters 6d to 6|d., bricklayers' labourers
^^d. These facts should be noted in making comparisons.
The cottages were erected practically under the Rural Model
Byelaws of the Local Government Board
Some sixty exhibits, comprising eighty-five cottages of various types,
were completed. Of these sixty per cent were in brick, ten per cent,
of other incombustible materials, and ten per cent, or more, mainly
wooden cottages, the rest being various combinations and composite
materials. Bricks and mortar were so particularly cheap at Garden
City that there was little opportunity for special construction, but the
following analysis ot some of the materials for external walls (other
than brick or ordinary timber framing) prepared by Mr. T. W.
Aldwinckle, F.R.I.B.A., is interesting, as showing some of the most
recent new materials. The figurts refer to the number in the exhibition
catalogue.
No. 25. Brick-nogging, rough cast.
35. (Single.) Concrete 7 in. thick, rough cast.
35. (Pair.) Steel construe ion 3 in. by 3 in. with steel lathing on sides,
covered externally with rough-cast, air space internally.
36. Solid oak posts with 3 in. compressed cement concrete slabs filled in
between (into grooves).
38. ]0 in. by 8 in. h.illow concrete blocks finished externally in imitation
of stone.
40. Brick-on-edge, reinforced with ironwork as patented by the Fire-proof
Partition and Spandrill Wall Company, with rough-cast externally.
47. Timber frandng, expanded metal lathing, and Portland cement
rendering.
48(7. " Mack" slal)S 4 in. thick, cove-red with rough-cast:
50. 6-in. timber framing pugged and covered with rough-cast.
53. 4-in. timber framing covered with " Uralite " Kent board.
58. Concrete blocks, 32 in. by 9 in. by 10 inch, finished externally in
imitation of stone.
59. Concrete 7 in. thick.
69a. 6-in. concrete ca^t slabs slightly reinforced with steel.
72. i-in. weather boards, one layer of inodorous felt, and asbestos cement
sheeting J in. thick.
73. Two 2-in. concrete slabs wi'h an air space between.
77. Overlapping vertical boards, 8 in. by i| in., interlined with ferol
sheeting, and lined with maichboarding covered with Cannon and
HalTs distemper.
80. 4-in. timber framing covered with insulating paper and weather
bearding.
85. 6-in. concrete and timber.
The exhibits may be divided into freaks, rubbish, swindles, "poor
but honest," and a sufficient number both good and honest to allow the
exhibition to be pronounced, in spite of all shortcomings, a remarkable
and epoch making success. The average cost of municipal cottages
has been reduced by 20 per cent, since the holding of the exhibition
as the result of the stimulus given to cheaper building.
^57
LETCHWORTH EXHIBITION (1905).
Cheapest Cottage in the Exhibition, Cost £120.
Mr. Clough's Cottage has il inch brick hollow external walls on ground
floor, and above this tile-hung vertical framing 4 feet 3 inches high on the first
floor to the springing of the roof. One bedroom on ground floor. Stairs
enclosed only by matchboarding. Total area of coitage 455 sqare feet. Cost
about 4d. per cubic foot.
Note. — The plans are reversed, so that the front is at the top.
f ■ ' ' -4 _ y * * 1
r^ f
Q^f^ouritD -7=>A/^r/
— /:s--o --
f o <f-
:iT.n z 'ft
J^^^RODM T^'/JfrV-
1^8
The best ;£i50 Cottage (Letchworth, 1905).
Contains living room 194 square feet and scullery 92 square feet
(no parlour), and three bedrooms 180 scjuare feet, 188 square feet, and
78 square feet, all over 8 feet high. Walls are 9 inch brick, covered
with rough cast, whitewashed. Roof, a
simple span, covered with local plain
tiles. Obviously intended to be part of
a group or pair, owing to position of
chimney. Area of cottage 478 square
feet. Cubical contents 10,272 cubic feet.
Cost 3|d. per cubic foot.
bLbUDK plm:
]lCllO!i'H'
cooo
159
*' Concrete Block " Dwellings. — Mr. Stanley Barratt thinks
cement concrete blocks cheaper than brickwork under the following
conditions : — (a) Best Portland cement at 35/- to 38/- per ton delivered.
{b) Sand equal to " Thames," 4/6 to 5/- delivered, {c) Labourer 5d. per
hour, {d) Layer gd. per hour, and the following proportions for mixing
^ yard sand as above to one bag Portland cement and one pail of water.
The labour of four labourers for 10 hours makes 120 blocks. One
block is equal to 25 brirks. The labour of laying (employing all
" layers " at 9d. per hour),
cost two -thirds that of
brickwork.
A comparison of cost
between concrete blocks
and brick walls showed
on one-floor bungalows a
saving of 2,2,}; to 50 per
cent, on external walls.
On two-floor buildings it
was about two-thirds cost of
brickwork. If the blocks
are laid carefully, the plaster
can be much thinner than
on brick walls, thus saving
in material.
The above data are
obtained from a contractor
who has carried out several
buildings with the 'Pioneer'
concrete block machine,
UPPER FLOOR
PLANS OF BEST WOODEN COTTAGE.
(Letchworth, 1905.)
4 inch timber framing with weather lioardinc;.
tf<m<x//i,~^
GROUND FLOOR
> iX »t H 1!
— I — I — I — I — 1 — — 1 — C— t—
mixing six parts sand
to one part cement for
the blocks, and four
parts sand and one
part cement for the
mortar for the joints.
The machine cost
^80. The blocks can
be made 8, 16, 24 and
32 inches long, by 9
inches thick An or-
dinary practical la-
bourer can make
these blocks, and it
is possible they could
be suitable work for
the unemployed. One
ordinary labourer,
after a day's use, can
^"" look after six
men without any experience. One layer at each corner of a building could,
on"straight walls, look after other men who had no experience of laying.
i6o
SECOND LETCHWORTH EXHIBITION. -URBAN COTTAGES AND
HOMESTEADS FOR SMALL HOLDINGS-
In 1907 a second exhibition, under the ausjiices of the National
Housing Reform Council, was held to show in its urban section what
may be done with a small site in an ordinary suburb of any industrial
town. An area of five acres only, has been covered by sixty cottage
sites, grouped along complete streets, with all the conditions of various
aspects. It is easy to design single cottages with a southern aspect,
but it is a difficult matter to arrange rows of cottages with east, north,
or west aspects, in close proximity to one another.
The planning of the exhibition site has secured absence of
monotony, economy in frontage, and the elimination of built up backs
and long projecting sculleries, which so often block out light and air
from important living rooms.
There are four distinct classes of cottages, varying from ;^i75 to
;^225 in cost, and comprising 52 cottages of 32 distinct types. They
are divided as follows : —
Class A. Two bedrooms, living room and scullery. Cost ;£i'JS-
Class B. Three bedrooms, parlour, kitchen with sink, and outside
washhouse with copper. Cost ;^2oo.
Class C. Three bedrooms, parlour, kitchen and scullery. Cost
^240.
Class D. Best artisan's cottage not limited to cost.
The cottages are built to the Garden City Building Regulations,
which are substantially the urban model byelaws of the Local Govern-
ment Board. Any doubt as to the stated cost of the cottages was
precluded by the conditions of the exhibition, which contained an
obligation to sell or reproduce elsewhere on the estate similar cottages at
the stated cost ^ and a detailed priced bill of quantities was required to
be furnished to the judges.
Each cottage is a bona fide investment, showing a commercial
return on capital, and there was a novel provision that the First Garden
City will, if required, guarantee to the actual exhibitor for five years a
rent equal to six per cent, on the cost of the urban cottages within the
limits imposed by the conditions of the competition. A similar
guarantee, but of only five per cent., was given for the homesteads for
small holdings.
The Small Holdings section was not so large in entries, but is
interesting It demonstrates how an intending small holder, having
;^2oo to ^300 capital, may lay it out in buildings and homestead to
the best advantage. The conditions of tenure are anticipatory of
present legislation. Situated on the fringe of the town area, an ^-acre
plot is let on 99 years' lease at a building rent of about 30s. per annum,
fronting a road and having water supply. Behind this three or four"
acres are let at an agricultural rent of 25s. to 30s. per acre on a 21
years' lease, with an opportunity of extending later.
The exhibits generally comprise a fairly simple cottage, with a set
of homestead buildings for one or two cattlr, pigs, fodder, and young
stock. Elaborate fittings and buildings are out of the question, as
rigid economy is essential to the solution of the problem.
i6i
MUNICIPAL COTTAGE EXHIBITIONS.
The Sheffield Cottage Exhibition. — This Exhibition on the
Corporation's High Wincobank Estate, just beyond Firth Park, was
opened on August ist, 1907. As the result of a site-planning competi-
tion, gold medals were awarded to Messrs. W. A. Harvey (of Bourn-
ville), and A. McKewan (of Birmingham) for the accompanying design
which has been accepted as the basis of the development of the estate.
Only a small part of this area, however, has been used for the Exhibi-
tion. Forty-two cottages have been buik in three different classes as
follows : —
The area of the portion newly planned
is about 24 acres, and the scale is
roughly about -^^ of an inch to 100 feet.
The portion already built upon is shown
towards the top of the page.
l62
SHEFFIELD COTTAGE EXHIBITION, 1907.
[Ilhctrations kindly hnt hv the "Munic!/>al Journal."]
FIRST PRIZE-CLASS A.
Architect, H L. Paterson, A.R. I.B.A., iq, St. James Street, Sheffield.
Builders — Thomas Roper and Sons limited, Mowbray Street, Sheffield.
The sites are leased for 200 years at a ground rent based on (a) the
capital value of the land taken at ^200 per acre ; {b) the estimated
cost of making roads, sewers, etc. ; {c) an extra charge for specially
good sites.
This method of utilising municipal land, taken as a whole, is very
interesting, and well worth the attention of other municipalities.
The following interesting calculations were made by Mr. E. M.
Gibbs, H.R.I.B A., one of the judges in the Sheffield competition, as
to the difference in the cost of road and sewer-making between the
cheapest plan and the most costly plan of development : —
Capital Outlay. Maximum. Minimum.
£ £
Cost of Land (24 acres at ^200) 4,800 ... 4,800
Cost of Roads ... ... 16,000 ... 9,000
20,800 13,800
Difierence in capital outlay, ^7,000, or ^291 per acre.
163
SHEFFIELD COTTAGE EXHIBITION, 1907.
AE^2 CT •
[Iliusiratio?is kindlv lent by the ^' Municipal Journal."\
FIRST PRIZE-CLASS B.
Architect, Frank W. Chapman, Imperial Chambers, Norfolk Row, Sheffield.
Builders, Dawson and Jones, Sheffield and Huddersfield.
Class A. — Cottages to contain two bedrooms, living room, scullery,
and bath. Maximum cost ^175.
Class B. — Same as A, but three bedrooms. Maximum cost ^200.
Class C. — Same as B, with /ar/«?/;r in addition. Maximumcost;^'2 2 5.
The prices include architects' fees and builders'^ profits, with fencing
and drainage, but not the cost of land or roads.
Of the cottages erected 23 are in Class B, 10 in Class C, and 9 in
Class A.
The houses are built in blocks of two, three, and four, and the
average number of houses is twelve to the acre.
To ensure that the stated cost should be bond fide, the exhibi-
tors were bound, if called on to do so, to sell the cottages to the
Estates Committee of the Shefifield City Council at the catalogue
price, and in addition to build twelve similar cottages at the stated
price within three months from the close of the exhibition, if required
by the Estates Committee. The houses are built under the Sheffield
bye-laws, and in accordance with the "Fair Contracts Clause" of the
Sheffield City Council. Two-thirds have tiled roofs. None of the
houses have back additions, and as the site is an exposed one, the walls
are double, with a cavity of li or 2 inches, so as to make a total thick-
ness of 1 1 inches for the first lower rooms, while the upper walls are
9 inches, plastered or otherwise protected.
164
Reckoning interest at 3^ per cent , and allowing 100 years for the
repayment of the loan, the respective annual ground rents would be
as follows : — Maximum. Minimum.
jC s. (1. / s. d.
Land per acre ... ... 71410 ... 71410
Road, etc., per acre ... 24 2 8 ... 13 11 6
31 17 6 21 6 4
Reckoning 12 houses to the acre, the effect on weekly rents would
be as follows : — Maximum. Minimum.
s. d. d.
Land 2Hd., say, ... 03 per week ... 3 per week.
Roads 9/vd , say, ... o g^V » ••• 5tti
or a differetice of about 4d. per cottage per week.
It is well worth noting, moreover, that with reasonably cheap land
the cost of development is a far more serious matter than the actual
purchase price.
The Judges' report of this Exhibition in September, 1907, ruled
out six cottages as not having complied with the condition as to limit
of cost. In an interesting report they say : —
Tiiose of us who have had the opportunities of seeing other Exhibitions are of
opinion that the cottages at High Wincobank are of a high standard as to convenience
and construction, and paiticularly charming internally, and are remarkable productions
for the limited cost, especially as this is inclusive of everything ready for occupation
except wall-papering or decoration.
There are, however, defects in some of the cottages to which attention should
be drawn, viz. :^Outer doors into living rooms without intervening porch or passage,
too many doors into living rooms, in some cases on opposite sides ; fireplaces
awkwardly placed in corners of living rooms; windows with heads not near the
ceiling, not opening at the top, and in some cases impossible to clean from the inside;
sanitary arrangements not sufficiently screened from view ; bedrooms in roofs exposed
to excess of heat or cold. But these defects are the exceptions, and serve as con-
trasts to the others, and to show the general high qualities of the whole.
In Class A they unanimously awarded the Gold Medal to Nos. 23,
24 and 25. Architect : H. L. Paterson. Builders : Thos. Roper and
Sons, Ltd. The specification accompanying this exhibit was as follows :
Two End Houses — Ground Floor: Living room, with range, 14 feet 6 inches
by 12 feet ; scullery, with sink, copper, and bath, 8 feet 9 inches by 8 feet 3 inches ;
pantry, store, coals, and w.c. First Floor: Bedroom No. i, 12 feet by 12 feet;
bedroom No. 2, 12 feet by 10 feet 9 inches ; three wardrobe cupboards.
Centre House. — Ground Floor : Living room, with range, 14 feet 9 inches by
II feet 6 inches; scullery, with sink, copper, and bath, 8 feet 6 inches by 8 feet
3 inches ; pantry, store, C'lals, and w.c. t'irst Floor : Bedroom No. i, 18 feet by
8 feet 6 inches ; bedroom No. 2, 8 feet 9 inches by 1 1 feet 6 inches ; bedroom No. 3,
8 feet 9 inches by 8 feet 6 inches.
Walls. — II inches, hollow, with galvanised iron ties to lower portion, faced with
" Winco " pressed bricks ; and 9 inch walls covered with rough-cast stucco to upper
portion.
Roofs covered with plain red tiles.
Floors boarded on joists in living room and bedrooms, concreted in scullery,
pantry, coals, and w.c.
The two end houses have more than usual cupboard space, while the centre
house has an extra bedroom.
i6s
SHEFFIELD COTTAGE EXHIBITION.
FIRST PRIZE— CLASS A.
FIR5T
V....^....^
FLOOR
20
PLAfS
5 cab ofTeet
GROUND FLOOR PLAN
[Illustrations kindly lent bi/ the " Municipal Ji)urnal.''\
The Gold Medal in Class B was awarded to Nos. 15 and 16,
■which were described as follows: —
Ground Floor. — Living room, i6 feet 3 inches hy 12 feet ; scullery, 12 feel by
8 feet, with copper, sink, bath, and gas stove for cooking, coal house, larder, w.c,
and ashes pan.
First Floor. — Bedrooms, 16 feet 3 inches by 12 feet, 12 feet by 8 feet, 9 feet by
7 feet xo inches. Wal's are brick, with 2 inch cavity, covered outside with cement
and rough cast.
Flojrs. — Ground floor living room, wood ; all other parts cement concrete.
First floor all wood. The front faces west.
The special features of these cottages are large, airy rooms and
every convenience necessary for an artizan's family. The price does
not include wall decorations or gas stove, nor outside asphalting.
// oti/y remahis to he added that in October, igo/, the Sheffield City
Council decided to purchase the model cottages at High Wincobank for
the sum of £S,jqt, being the total of the amounts declared in the
competition.
i66
NEWCASTLE EXHIBITION OF MODEL COTTAGES.
Arrangements have been made for a North of England Model
Cottage Exhibition to be held in 1908, on a portion of the Walker
Estate of the Corporation, under the auspices of the National Housing
Reform Council. The Estate and Property Committee have arranged
to place at the disposal of the Exhibition Committee about 16 acres of
land on the north side of the Newcastle and Shields Road, east of the
railway bridge, near Walker Gate, on which to erect 12 houses to
the acre.
Each site is to be leased from the Corporation for —
{a) Ninely-nine years at the customary ground rent of 4(L per square yard for
the land occupied by buildings, and id. per square yard per annum
for garden ground.
(d) The Corporation to provide the land for two streets and construct them.
(r) The payment of street-making expenses to be spread over the first ten
years of each lease, if so desired, and paid by the lessee.
(d) The plans of the Exhibition Committee for laying out the land to be
subject to the approval of the Corporation.
It has been arranged by the committee that three classes of cottages
should be erected, namely : —
Class A. — Cottages to contain two bedrooms, large living room, and scullery.
Maximum price ^IQ5.
Class B. — Cottages to contain three bedrooms, large living room, and scullery.
Maximum price ^225.
Class C.- — Cottages to contain three bedrooms, parlour, large living room, and
scullery. Maximum price of this class of cottage ^^250.
The price is to provide for a bath in each cottage, and to include architect's fees
and builder's profits, but not cost of land or roads.
A new class of cottage for artisans, to cost ^350, has been added
to the competition, but the number of rooms is not specified.
The Council has made application to the Local Government Board
to sanction the appropriation of one acre of the Walker Estate of the
Corporation upon which to erect four cottages of each of the three
classes specified ; and also for the consent of the Board to a loan of
^^2,640 to defray the cost of erecting the twelve cottages, and of ^600
to defray the street formation expenses. Owing to delays over sewerage
and other difficulties, the exhibition, which was to have been held in
1907, has been postponed to 1908.
A competition was held however for the planning of the site, and
out of 19 designs submitted, the gold medal was given to that of
Messrs. Watson & Scott, Newcastle-on-Tyne, and the silver medal to
Mr. T. Myddelton Shallcross, Liverpool.
Each plan provides for 170 hoi:ses on the i6| acres, but whereas-
the former plan allows about 3^ acres of the site to be taken up by
roads with a total length of only 1,180 yards, and a width of 40 feet
throughout, the latter plan allows for 4f acres to be taken up by roads,
with a total length of 1,336 yards, of which a central avenue 63 feet
wide takes up 310 lineal yards. This means a difference of from 12 to
20 per cent, in the cost of development.
Onr^^^tlH
SfeS!^
^h-. K$? ■ KTU : <X:i -*"~' ™^
*-
/,/r
>!
^
-"1
Sfi^BlfiBf'.^^
r-!V
J^""'^ ^^V^-^"' RXic^at.
1st Prize Site Plan Newcastle Cottage Exhibition.
[Ilustrations kindli/ lent bi/ " The Contract Journal.'']
t^iriLr' NATIVE. AT V
tc/^r or rcrr
2nd Prize Site Plan Model Cottage Exhibition, Newcastle.
llllustratwns kimlhj lent hy ''The Contract Journal."]
1 69
CHEAP MUNICIPAL COTTAGES.
// ivill be noted that nearly all the following towns have lately built
cottages for less than j[^iSO each — the others are only slightly in -excess
of that sum.
Altrincham (Cheshire). — Ten cottages have just been buiit at a
cost of jQt^^SII ^"^ fi^^ semi-detached pairs, as part of a scheme for 20
cottages. The land was obtained at a nominal cost, but owing to the
nature of the site the cost of the foundations was heavy, as they had to
be carried five feet below the ground level, while all the walls A'ere
built on concrete, and the whole site was covered with a 4in. layer of
concrete. There are no back yards or back passages, but the land at
the back is divided into garden plots for the tenants Each cottage
consists on the ground floor of front kitchen 13ft. 6in. by 12ft. 6in.,
back scullery loft. 2in. by 9ft., and pantry 7ft. 3in. by 3ft. ; on the first
floor two bedrooms, size 13ft. 6in. by 12ft. 6in. and 13ft. 6in. by 9ft.
respectively. The W.C. is taken out of the scullery, and there are no
outbuildings. The whole scheme was designed and carried out by Mr.
H. E. Rrown, the surveyor to the Urban District Council.
Bangor. — In 1900 the Council purchased a plot of land containing
about 4,500 square yards near the centre of the city.
Ten dilapidated cottages stood on the ground, which were taken
down, and new streets formed, drains laid, and the river Adda, which
formed its northern boundary, diverted and covered over.
The Council invited competitive designs for 43 cottages, and those
submitted by Mr. Owen Roberts, Architect, Liverpool, were selected
and approved by the Local Government Board
The dwellings are of two types, Class A and Class B.
Cottages of the A Class.
The nine houses of the A Class have a frontage next Sackville Road
of 17 feet 3 inches, and a total depth of 44 feet. There are small
gardens in front of these houses, and the pathway is paved with tiles.
The front entrance is by an open porch into a lobby 3 feet wide,
leading to parlour, 13 feet i^ inch by 10 feet 3 inches, containing an
ordinary firegrate, and side cupboard.
Kitchen, 13 feet by 11 feet loi inches, containing a Yorkshire
range, with bath boiler, food locker with vent from outside, and
cupboard for cylinder.
The scullery is fitted with glazed stoneware slopsink, with hot and
cold water supply, and a washing boiler heated with gas.
The space under the stairs is used as a storeroom.
The back yard is 17 feet by 15 feet, partly paved with 9 inch square
tiles, and the remaining portion is used for garden purposes.
GI
170
BANGOR MUNICIPAL CHEAP COTTAGES.
P3 ^
■r S
■r. ^
'^
u
The coal house is under the steps leading to back door.
Front bedroom, 13 feet 3 inches by 10 feet.
Back bedroom 1 1 feet 9 inches by 9 feet 9 inches.
Small bedroom over entrance, 10 feet 3 inches by 7 feet, ventilated
with air grids.
Bathroom 6 feet 3 inches by 5 feet, lighted and ventilated as above,
and fitted with 5 feet 6 inches bath, having hot and cold water supply.
These houses let at 7/- per week, including rates and water.
Cottages of the B Class.
The 34 houses of this class are built in three terraces, two facing a
new 36 foot street and one an existing street. Twenty-four have small
gardens or forecourts.
The houses are from 12 feet 4 inches to 13 feet 4 inches in width,
and are entered through an open porch into a living room 1 2 feet
3 inches by 12 feet, fitted with Yorkshire range.
The scullery is 10 feet by 9 feet 6 inches, fitted with glazed stone-
\vare sink with cold water supply, washboiler and Dundee grate.
A portion of the space under stairs entered from scullery is used as
food locker, with ventilating grids to external air.
The coalhouse is also under portion of stairs and entered from
back yard.
The back yard is the full width of the house, and from 15 feet to
17 feet 6 inches deep, with watercloset and ashbin, and is paved with
tiles similar to those in the back yards of Class A houses.
Front bed' oom is the full width of the house by 12 feet front to
back, fitted with firegrate.
The back bedroom is 10 feet 9 inches by 9 feet 6 inches.
The rents of these houses are 4/- and 4/9 a week, according to size.
The rent includes rates and water supply.
In both classes the rooms on the ground floor are lighted with sash
windows, and those on the first floor with casement windows, and the
staircases are all 2 feet 6 inches wide.
Cost of Scheme.
£
Purchase of land ... ... ... ... ... ... 1580
Diversion of River Adda, and removing old cottages ... 500
Building 43 houses, viz., 9 A Class and 34 of the B Class ... 6316
Supervision ... ... ... ... ... ... ... 268
Forming Roads and laying drains ... ... ... ... 300
Sundries, including fence walls, etc. ... ... ... 36
;^9002
EXETER.
Municipal Cottages.
Cost of Building,
£149.
Rent, 5 - per week.
niu strut ions kindly lent h]f
''.-,, the Editor of _ ,_^ ,
"" '^ " The Surveyor."
Exeter. — The
Council were requested
by the Local Govern-
ment Board to erect 42
houses to provide ac-
commodation for dis-
possessed tenants in
connection with street
improvements in Alph-
ington Road. As there
was more than sufficient
land for the 42 houses,
the Council decided to
adopt Part III and build
49 houses of class B type
and 9 houses class A
type.
Ground Plan.
173
In March, 1906, the
49 cottages of class B
were completed, at a
cost of ;!^i49 each for
building, or a total of
p^7,3o6, being at the
rate of 5d. per cube foot
on 6,669 cubic feet.
Land and contingencies
were ;^i,28o inclusive,
roads and sewers
;2^i,4i4, making a total
cost of about ;^io,ooo.
Loans were sanctioned
for 80 years in respect
of the land, and 56 years
in respect of building
and street works. The
rent of the cottages is 5/-
per week, which barely
pays in respect of the
rehousing scheme, as
the land for the road is
charged wholly upon the
42 houses built under
the scheme. In the case
of the seven houses
built under Part III the
accounts balance. The
cottages have a frontage
of 13 feet, and a total
depth of site averaging
about 65 feet. They
each contain living
room, scullery with bath,
two bedrooms, a larder
under the stairs, and a
coal store and W.C. in
the yard.
bJ
Exeter. — First Floor I'lan.
^Illustrations kindly lent by " The Surveyor:"]
174
EXETER MUNICIPAL COTTAGES.
GUILDFORD MUNICIPAL COTTAGES.
The Borough Surveyor's design. Cost of Building, £22$. Rent, 7s. 6d. per week.
Mr. Capp's design. Elevation and
plan.
Cost of Building, ;^I96. Kent,
6s. 6d. per week.
Both photographs taken by Mr. H.
Fentum Phillips, when in course of
Blocks kindly lent hy Sune/^^^,,,.
ttser, with kind permission of M. j '
Fentum Phillips. '' ^^•
Ground Plan.
First floor Plan.
lyo
Guildford, — The Town Council has built i8 cottages in Cline
Road, eight from the design of the Borough Engineer and ten from the
designs of Mr. Capp, who sent in the prize design in the Council's
competition. The Borough Engineer's cottages are in two blocks, four
in each block. Each house has a small hall, parlour, kitchen, and
scullery on the ground floor, and thre^ bedrooms above.
There is also a coalhouse and W.C., a small garden in front, and
70ft. of ground in the rear. The cost was as follows : —
Land ... ^192, or ^^24 per cottage, at 4 per cent, for 80 years.
Buildings ^1,883, or ^235 „ at 3I „ for 60 „
Roads ... ^51, or ^6 los. „ at 3! „ for 20 „
Sewers,etc. ^"71, or ^8 los. „ at 3! „ for 30 „
Total ^,^2,196, or ;^2 49 ,, inclusive.
The total annual repayments for interest and principal are ^95 per
annum. The rents are 7/6 per week, producing ^156 per annum.
Mr. Capp's cottages are in one block of i o, the elevation being relieved
by gables. The walls are brick, with rough cast on the second storey.
The front door opens direct into the living room or parlour, and
there are three bedrooms above. There are also a scullery, larder,
coal cupboard, and W.C. The garden is about the same as the other
cottages. The cost was as follows : —
Land ... ^219, or ^21 per cottage, at 4 per cent, for 80 years.
Buildings ... ^1,916, or ;!{,'i96 ,, at 3! „ for 60 „
Roads ... ^66, or ^6 los. ,, at 3! ,, for 20 ,,
Sewers, etc ^§5) or ^8 los. ,, at 3! ,, for 30 ,,
The annual repayments of principal and interest are ;^99 per annum.
CoRNEs' Model Cottage
Pioneer Combination.
177
Neath. — A site of 2 acres, i rood, 22 poles, has been bought for
^1,240, or at the rate of ;£s°° P^^ acre, and will be covered by
61 houses, of which 39 are erected or in course of erection, in blocks of
six or eight. Of those completed 14 are of Class A, let at 4/- per week,
costing ^121 each for building including paving footpath, and 12 are
Class B, let at 4/6 per week, costing ^141 each for building. The
cost of roads and sewers for 39 houses is ^667, that is to say ^17 per
house, or about ^400 per acre for site development, as against ^20
per house or ^500 per acre cost of the land itself. The houses are
intended for workmen earning not more than 25/- a week. A loan was
sanctioned in 1904 for ;^7,ooo for carrying out the above scheme, and
a further loan of ^4,650 has been
applied for to complete the scheme
by building 22 cottages Class C,
costing ^180 for building, and to
be let at 22/6 per month to workmen
earning not more than 30/- per week.
The houses comply in all respects
with the borough byelaws, and
each house has separate drainage
with manhole for access to all
branches, and with ventilation.
The rents have been fixed through-
out to coverall outgoings, including
capital charges.
Ground Floor
FIRST Floor
[Plans khxdly lent by the Borough Surveyor, Neath.]
CLASS A COTTAGES
178
MUNICIPAL ^^120 COTTAGE— NEATH.
UM
D
Front Elevation
,-,,•«"*'
NEATH.
Class A Cottage.
Cost of Building,
£121.
Rent, 4/- per week.
[Plans kindly lent hy the Borough Surveyor Neath.]
Tront Elevation-
NEATH.
Class B Cottage.
Cost of Building,
£141.
Rents, 4 6 to 4/9
per week.
Plans kindli/ lent by the
Boronuh Svrveyor, Neath
P)'?3f,c/<Wo// w'rfi Tfuhhlc hockfif
yUAMA/f/ r
:,;.g;-;ri--— -
it/ce/bfor '^
NEATH.
Plan of
Class B Cottages.
Spsh^ylnaotV
Plans kindly lent hy the Borough
Surveyor, Neath.
i8i
Merthyr Tydfil. — In addition to the loo houses already erected
at Penydarren, the Council are constructing 38 cottages to be let at 4/-
per week, at Penywern, Dowlais, at cost of ^5,700 for building. There
are numerous applicants for these, and a local inquiry has been held as
to a scheme for building 50 cottages at Twynrodyn, at an inclusive cost
of p^8,ioo. The surveyor has also been instructed to secure a site for
50 houses at Aberfan. Closing orders have been applied for in respect
of 100 houses unfit for habitation.
The chief interest in the Penywern cottages lies in the fact that they
have realised the ideal of the ;^i5o cottage. This sum includes not
only the erection of the cottages, but provides for the making of streets
and back passages, drainage, and salary of the clerk of works. It is
anticipated that there will be no extras in carrymg out the work.
There are 23 cottages to an acre, including streets 36 feet wide and
back passages. The houses are built in blocks of eight or ten. The
actual extent of land built upon, without reckoning lanes and back
passages, is 5,340 square yards, or about 140 square yards per cottage.
The site was acquired by the corporation on a 99 years' lease at a
ground rent of ihd. per square yard per annum.
Each house contams an entrance lobby ; living room, measuring
9 feet 2 inches by 7 feet 4^ inches, fitted with Comes' Model Cottage
Pioneer Combination ; pantry, passage 3 feet wide between scullery
and pantry ; cupboard under the stairs, coal cupboard, and w.c. At
the rear of the scullery is a flagged yard, and beyond this a garden,
yard and garden together being 55 feet 6 inc es in length. The gardens
are fenced on either side with unclimbable fencing, and at the extreme
end is a boundary wall of stone, 18 inches thick and 4 feet 6 inches high.
Over the kitchen are two bedrooms, each of which has a fireplace.
The larger measures 14 feet by 7 feet 8 inches ; the smaller 11 feet
3 inches by 7 feet 8 inches ; the height is 8 feet 6 inches.
The cottages are built of brick, roofed with local slates. The whole
of the brickwork is stuccoed, and although the elevation is, as can be
imagined, of necessity plain, yet the cottages are of decent appearance,
and the demand for ihem is enormous. The amount borrowed for the
scheme was ;^5,7oo at 4 per cent., and the period of repayment sixty
years. This means an annual capital charge of ^126 14s. iid. The
ground rent, as already stated, is very low, and we understand that it is
the intention of the Corporation to let the cottages at an inclusive
rental very little, if anything, exceeding 4s. per week.
The contractor, Mr. William Brown, of Merthyr, assured the
representative of the Municipal Journal that he is willing to duplicate
them under similar conditions elsewhere.
l82
Cheap Cottages, Merthyr Tydfil.
Inclu-ive cost ^ 150. Rent 4/- per week.
It will be seen from the plan that
the " Model Cottage " fireplace is
arranged on the angle, and thus two
cosy corners are provided. This is
the fireplace which is being so ex-
tensively used by other munici-
palities, and it will enable the
ordinary scullery copper, with its
indepemient flue, to be dispensed
with It economises space, and is
found by the housewife to effect a
saving in coal and labour The
fire-box has, on the suggestion of
the borough surveyor, been made
verv large and specially strong, for
the reason that the collier is allowed
at a trifling cost an allowance of coal
per month, and in the winter time
the fire kept alight day and night.
The copper which provides hot
water to the bath is also used for
laundry purposes, and is fed auto-
matically by a low pressure feed
system. There is no ftar of ex-
plosion as there is nothing sealed
The \\ater in the copper is kept hot
by the range fire, and the hot bath
can be taken in the coldest weather
under these conditions with com-
fort, the room being warmed by the
lieat radiated from the apparatus.
This point will be appreciated by
the miners for whom the cottages
are being built, as under existing
conditions they are not able to get
a warm room combined with privacy.
They have to sacrifice one or the
other, and it is not infrequently the
privacy that goes to the wall
A secondary grate is provided
under the copper, so that the water
can be heated in the summer, or
when the range is not used. Thus
the fuel which heats and cooks in
one room also provides hot water for
boiling clothes, bathing, and general
domestic purposes in the other.
[Illustrations kindly lent hy the " Municipal Journal."]
i83
Prescot. — Thirty-eight houses, built at a cost of ^'6.200 are let at
Zlz to 5/9 per week, but owing to ihe excessive rates of interest asked
by the Public Works Loa-'s Commissioners, the money had to be
borrowed locally.
Stretford. — -It appears that in the five years before 1900, about
1,500 houses were erected, of which only 30 were rented at a minimuin
of 6/- per week, so the Council decided to build low-rented houses.
In addition to 40 dwellings already provided at a cost of ^5,912, or
;^62 per room inclusive, the Local Government Board has sanctioned
a loan of ^25,015 for 58 years for the provision of 112 semi-detached
dwellings on a site of about four and a half acres. Rents to be 4/9
to 5/- per week. Cost of land ^3,750, sewers, etc., ^2,500, buildings
^18,765, or ^33 IDS. per room. Forty houses are completed.
- 36 6
(Sr?QanrofQLryn Fi r?ST Floqi? ^lp^
\ Illustrations kindhj lent hy the "'Municipal Journal."]
STRETFORD MUNICIPAL COTTAGES.
Cost of building. ^148. Rent, 4s. gd. to 5s. per week.
1 84
SHEFFIELD.
HIGH WINCOBANK COTTAGE DWELLINGS.
BACK CAROerSS
t»/v,C.K t»/K S S /«>v«i E.
Rent 5/- per week
Cost of Building £\^(i.
Twenty Manicipal Cottages, as under, have
Ijeen built and are fully occupied.
BEDROOM PLAN
An analysis of the cost of one house
gives roughly these figures : —
£
Excavator, Mason, and Bricklayer's work 62
Carpenter and Joiner's ,, 3^
Slater's ,, 8
Plasterer's ,, 9
Plumber and Glazier's ,, 7
Painter's ,, 4
Gardener
126
2
Total
... ^i:
GROUND PLAN.
The details of cost of one house are as follow : —
Cost of land, including roads at ;i^l50 per acre, allowing
200 yards to each house and garden exclusive of roads...
Cost of street works at £z los. per yard of frontage (each
house has a frontage of 15 feet 7 inches ...
Cost of sewer and first formation of street at 16/3 per yard
of frontage ...
Cost of Building
Cost of front garden forming
Proportion of Architect's Commission, based on 5 percent.
for first house and 3I per cent, for remaining nineteen
houses ...
£
s.
d.
8
8
0
13
0
0
4
126
2
4
0
5
8
0
0
4
10
0
£^h^
7
8
New Scheme for Cottages
and Flats. — Other and cheaper
houses are now being built in Win-
cobank Avenue on the Wincobank
Estate. The scheme will consist
of three blocks, each containing a
pair of f^ats at each end, with
two-storied cottages occupying the
remainder of the block. There
will be 23 dwellings in all. The
object is to provide houses to be
let at a low rental and which will
not be a charge on the rates.
<
r
Q-
Ql
o
o
i86
It is proposed to let the two-storied houses at about 5/3 per week,
and the flats at about 4/- each. The Corporation baheve that by
combining houses of varying accommodation in this way provision will
be made for tenants who have no family or one child only, and who
may thus have the accommodation they require without being compelled
to take lodgers.
The two-storied houses contain each on the ground floor a living
room with an area f 170 feet, a scullery with an area of 76 feet, a
pantry, coal place, and w c , and on the first floor three bedrooms with
an area of 140 feet, 85 feet, and 68 feet.
The ground floor flats contain each a living room with an area of
167 feet, a scullery with an area of 65 feet, and a bedroom with an area
of 126 feer, with the usual offices; the first floor flats contain each a
living room and scullery combined with an area of 153 feet, and two
bedrooms with area of 110 feet and 95 feet, besides the usual offices.
In each dwelling a bath is provided, the hot water being supplied
from the copper.
The houses will be built of local bricks, picked stocks being used
for all facings, and the roofs will be slated. The whole of the ground
floors will be of concrete and the upper floors of joists and boards,
except in case of the flats, where breeze concrete with steel bars
embedded will be used.
In the rear of the houses, and separated from the yards by a 5 feet
passage, garden will be provided, the total amcjunt of land, including
that on which the houses stand but excluding roads, being calculated
on the basis of 200 yards to each two-storied house, and 138 yards to
each single flat. The cost of the buildings is estimated at ^'2,997.
The work will be carried out by Mr. W. Malthouse, of Sheffield,
from the designs and under the superintendence of Mr. H. L. Paterson,
A.R.I.B.A.
SCME.,F[i:T It
I,, .,1
GROUND FLOOR PLAN
'? '1 ^
i87
MODEL VILLAGE AND CHEAP COTTAGES,
LEIGH (near Tonbridge, Kent).
This scheme is being carried out for the Kent Cottage Company
Limited. Mr. A. P. Hedges, M.P., and others, se ing the cottages
were urgently needed in the neighbourhood, formed a private company
to build a Model Village. Their aim was to build cottages to let at
low rents, but to return 5 per cent, on the capital. The company
leased a field of a little over two acres from Lord DeLisle. The houses
were built in 1906-7. It will be seen that they are grouped about a
central green, round which is an 8ft. wide private road, with gravel
paths to front and back doors of cottages. The roads and paths cost
only ;^8o complete. The drainage and water main for the whole
village cost ^{^205. The architects, Messrs. Barrett and Driver, of
York Place, I3aker Street, W., have arranged for 32 cottages to be
erected on the site. Fourteen were erected upon the plans illustrated
in one group of six, and two groups of four, at a cost of ^126 per
cottage — a remarkably low price for a five-roomed cottage. The rents
at 3s. 6d. to 3s. gd. per vveek will provide 5 per cent, return on capital,
when the village is completed.
5-18 ■ i\&b^l
19*22 • £175.
■APCA °r Sire —
aA AI76niTE6TS
25y9gi/ gA6C—
— lyhbSh.W
FUPTIiEg
D2Mi rP9n TShBPIC^OE T? LEIGM'
Paths to cottages 2 feet 6 inches wide. Road rounci green S feet wide.
Site 360 feet frontage to main road. Cent al green 140 feet long l)y 46 feet wide.
Entrance road 14 feet iietween paths, each 3 feet wide.
G^TTA^^!). \fhll ViLL/XGr. LC16/A. l^mT.
rLf\DrC6TI\Jt \J\IV
Rents from 3s. 6d. and 3s. gd. per week.
For further particulars see site plan.
Details of Cottages. — Design " A."
Accommodation: parlour, 12 feet 4 inches by 9 feet 6 inches;
kitchen, 12 feet 4 inches by 9 feet 6 inches; scullery 7 feet by
6 feet (with sink and copper and larder), W.C, and covered way,
coal cupboard 4 feet by 4 feet. Enclosed porch. The plans and
sections will show the ingenious arrangement for utilising space over
stairs by constructing a baulkhead in the corner of a bedroom. Three
bedrooms 12 feet 4 inches by 9 feet 6 inches, 9 feet 6 inches by 7 feet,
and 7 feet 9 inches by 6 feet 8 inches respectively. There are no
passages, therefore no waste of room. The space in roof is used for
boxes, etc. The walls are 9 inch brick, cemented outside, and rough-
casted. The architects claim that this method of finishing makes the
— Q\°\im fpn Finn -
riRDT ri^n rmn.
-soniE: °r fECT-
— a yoRis TL<\i,t r>'>,t^t^ 3t w —
wallas weather-proof as an 1 8 inch wall, faced with red bricks. The
roof is tiled with thick, patent tiles, which keep the rooms at an even
temperature. Solid ground floors on the architects' special system,
9 inch of brickwork all round the building, are warmer than the usual
floors, and cost less. All rooms have picture rails and picture hooks,
thus saving the plaster from being knocked about, and the ceilings are
whitened down to this rail, thus giving a greater area of reflected light.
The walls are distempered inside with washable sanitary water paint.
The woodwork is stained with wood preservation green and brown and
varnished. This costs much less than paint and lasts better. Kitchen
ranges are self-setting, with Eagle Pattern, raising fire.
COTTAGES AT LEIGH.
Sectional Elevations.
Note the ingenious arrangement of a baulk head in a corner of the bedroom over
the top of the stairs.
ILJL
'■'• i^'rV '..zr.\ 7 : : :':'i^~Mi:
.Section frunt to back.
Section end to end.
CHAPTER IX.
TOWN DEVELOPMENT.
TOWN PLANNING, SITE PLANNING, BYE=LAWS, AND
SOCIETIES OF PUBLIC UTILITY.
The great question occupying the minds of leading housing
reformers in England to-day is how best to establish and regulate a
proper system of town development whi'ch shall provide for the
organised dispersion of the population of over-crowded centres, either
in the first stage to residential suburbs, or in the second stage to
industrial villages, quite detached from the main centre, or in the third
stage to agricultural districts, whose growth may be encouraged by the
adoption of an improved system of land cultivation, and by the
development of rural industries.
The developments that are taking place in the transmission of
electric power, point to big movements is this direction, because they
will make it possible not only that industries may be carried on at
distances from the centre, but also that there shall be such a cheapening
and improvement of the means of transit for both goods and passengers
as will tend largely to destroy the obstacles of time and distance which
at present, though to a less extent than formerly, render it n'icessary to
crowd factories together in certain areas, or to cause the undue
concentration of population in certain districts.
Land, Housing and Transit should be combined.
Cheap transit alone has inflicted on us jerry-built suburban houses
of the wrong type overcrowded on area, and has inflated the price of
land for the benefit of the speculators, who too often absorb the differ-
ence betveen the old rent paid on the dear land in the centre and the
true economic ground rent that should be paid for the agricultural land
on the outskirts. Hence, it is vitally important that the control and ower-
ship of suburban land should be more in the hands of the community
than at present, and that one and the same authority should have powers
over transit, land and housing — the raw materials of Town Extension.
If the authority that supplies the houses could also supply or control
the means of communication and acquire the land at its original value
before so equipping it, or before indicating that it was to be so equipped,
then the rent charged to the tenant need only consist of a sum sufficient
to pay working expenses and a reasonable return on capital outlay,
which would be comparatively small in respect of land, and would,
therefore, enable the conimunity to give or secure a liberal allowance of
garden and other open space for the various dwellings and districts.
An effective system of Town Planning and Site Planning, with
revised Bye-laws, and extended powers of Municipal Land Purchase,
coupled with the encouragement of Building Societies of Public Utility,
191
will go far towards promoting these desirable ends, and will enable us
at one and the same time to prevent the creation of new slums, while
securing sites and facilities for the erection of really healthy and suit-
able working class dwellings.
TOWN PLANNING.
A brief reference to this form of housing improvement was maie
in pp. 250-251 of the Housing Handbook, but thanks to Mr. T. C.
Horsfall's excellent book " The Example of Germany," and to his
thoughtful and earnest advocacy of town planning in all parts of the
country and before all sorts and conditions of men, the subject is quite
in the front rank of immediately desired and expected reforms. The
success of the great citizens' meeting at Manchester, in favour of town
planning, paved the way for the still more effective action which
followed the adoption by the Birmingham City Council, of the report
of the deputation of the Housing Committee which visited Germany in
1905. The report itself is a most valuable document, showing as it
does the nature and advantages of town planning as carried out, and
the extent to which German Municipalities are allowed to purchase
and hold or otherwise deal with land in large quantities in connection
with present and future needs, with the benefits both social and
financial which arise therefrom.
The National Housing Reform Council, on the 6th November,
1906, organised a most representative deputation to the Prime Minister
and the President of the Local Government Board, when Messrs. Cadbury
and Horsfall most strongly urged the need for Town Planning and Site
Planning powers being given to local authorities. The Prime Minister
said that he "recognised the fulness, fairness, and reasonableness of
the proposals" made by the deputation, and that the Government
"hoped to find time to do something at least towards carrying out the
objects " they had in view. Mr. Burns also promised that " next year
they would see what could be done on the broad and general lines that
had been indicated by the deputation," and true to his word lost no
time in preparing a Town Planning Bill, which was ready to be
introduced among the other big bills of the session of 1907, but the
exigencies of time and other conditions of the parliamentary situation
have necessitated the postponement of its introduction till the session
of 1908, when it should have a good chance of being carried into law.
Thanks very largely to the energy and activity of Councillor
Nettlefold, Chairman of the Birmingham Housing Committee, yet
another step has been taken forward in the preparation of a Town
Planning Bill by the Association of Municipal Corporations, which,
although a very modest measure, is at any rate a step in advance on the
right lines, and has the practical advantage of the support of a body of
men who are not likely to be wild enthusiasts for social reform, or for
bold strokes of municipal policy.
In reply to a deputation from this body on August 7th, 1907, Mr. Burns
referred to the National Housing deputation above mentioned, and said :
192
"After the deputation last year to the Prime Minister and himself, they set to
work to prepare a draft Housing Bill and a Town Planning Bill, both of which they
had hoped to run concurrently in this Session. Other matters had elbowed both the
Housing Bill and the Town Planning Bill out for this year, but they sincerely trusted
that both would be dealt with next year. With regard to the Association's scheme
as compared with the Government draft Bill, he did not think the scheme was as
good as their Bill."
Central Commissioners, Scientific Areas, and Land Purchase.
It is pretty clear from this reply that the Government realise the
need for something more than a mere amendment of bye-laws, valuable
as this would be. They have shown by their encouragement of the
schemes for federation of towns in the " Potteries " and " heavy
woollens " districts that the time has come to consider the question of
scientific areas for administration.
Our system of local government, of which in many respects we are
so proud, and which affords so many opportunities for well-meaning
individuals and communities to give practical effect to their ideas on
sanitary and social reform, has its drawbacks and its dangers, We need
new areas for dealing with the regulation of town development, as what
should be a self-contained community is too frequently made up of a
number of different local government areas, the growth of which has
out-stretched the boundaries often arbitrarily determined for them many
years ago.
There is little doubt but that we shall shortly have such Town
Planning as will provide for main roads and other streets of adequate
width, in the proper direction, and in sufficient numbers to meet future
needs, as well as for the reservation of open spaces before the land near
them is forced up to speculative building prices. According to
information supplied to the Association of Municipal Corporations in
June, 1907, it appears that the approximate expenditure out of loans
by two-thirds of the great towns and municipalities in street improve-
ments and street widenings during the pas^ ten years was ^9,789,798,
and the amount spent in the same period in providing open spaces was
;!^i>857,538, apart from gifts and public subscriptions. If we include
London and the other towns, the total expenditure for this purpose may
be put at ;^i8,22 1,004, and it is estimated that three-fourths of this
amount, or ^13,665,753 is the amount that might have been saved to
the ratepayers of England in the last 30 years if we had had intelligent
town planning. Sir John Wolfe Barry estimated also that in one
crowded district in London there was a loss of ^2,250,000 per annum
to the citzens owing to the congestion of traffic.
If, however. Town Planning is to effect an all round improvement
in housing conditions, it must be associated with land purchase on a
larger scale than is practised or allowed at present, and to facilitate this
it would be well that a Central Town and Village Development
Commission, acting through local bodies, such as county or borough
councils, or special statutory committees established for suitable areas,
should have large powers over land, housing, and transit, the three
great factors in town and village growth, and also with a special fund
and borrowing powers if necessary for doing this work effectively to
some extent on the Hnes of the powers and funds connected with the
Irish Land Commission. Special powers for securing land for main
roads, recreation grounds, sites for public buildings and workmen's
dwellings, together with facilities to encourage the provision of small
holdings, the promotion of agricultural co-operation and the improvement
of transit, might be conferred on these central and local authorities.
MUNICIPAL LAND PURCHASE.
Under the present law public bodies in Great Britain may as a rule
only raise loans to buy land — even by agreement — for some imvieaiate
and specific purpose. If they acquire it compulsorily for public pur-
poses, they generally have to pay a price out of all proportion to the
value of the land as assessed for taxes for public purposes. It is, there-
fore, essential to have improved facilities for the purchase of land, both
compulsorily and by agreement, and the price paid for such land should
be based upon the amount at which it was assessed for rates and taxes
The experience of Richmond as an illustration. — Twenty-
one years ago there were 660 acres of open land suitable for building on,
in what is now the Borough of Richmond, Surrey, which has a population
of 32,500, and a rateable value of ^325,000 a year. It would have
cost less than ^250,000 if bought by the town, and the interest and
repayment of this sum would have amounted to ;!^io,ooo per annum
for 60 years. Since then, however, the ratepayers of Richmond have
paid p^5o,ooo for 35 acres of this land ; the Hammersmith ratepayers
;^32,ooo for 32 acres ; The Fulham ratepayers ^20,000 for 20 acres ;
and the Barnes ratepayers ;^i 5,000 for 17 acres ; or a total of ^125,000
for 104 acres, hvo-thirds of it being for cemeteries alone. The cost of the
loans for the above was about ^6,000 a year. Some 50 acres have
been let or sold for building purposes, and after allowing for the
annual cost of making roads, etc., the bare land has for some time been
producing ^2,000 a year in ground rents. The agricultural rent and
other receipts from the remaining 500 acres amount to a net sum of
about ;^2,ooo a year, so the three items of income already exceed
what would have been the annual charges on the ratepayers, had the
town bought the whole 660 acres 21 years ago. The capital value of
the remaining land may be estimated at nearly ^^500,000 — indeed the
Town Council has recently paid as much as ;,^2,ooo per acre for some
of the least accessible portions as a site for workmen's dwellings,
although it may be added the land was only assessed at ^4 an acre for
purposes of local taxation.
If it be suggested that ^^250,000 is a large sum to be invested in
land by a small town like Richmond, it is only necessary to point to the
example of Ulm in Bavaria. This town, with a population of 51,680,
is not so wealthy as Richmond, but the Corporation and the town
institutions own four-fifths of the total area of the town, 1,126 acres,
and between 1891 and 1903 the Corporation purchased 625 acres of
land. In five years a profit of £,230,000 was made by the town, while
the increase in value on the land still held is estimated at ;,^i, 500,000.
H
194
THE EXAMPLE OF GERMANY AND HOLLAND.
More than a hundred years ago Goethe laid down his famous
dictum at Heilbronn : "A town is prosperous through the land which it
possesses, more than through any other consideration — the best token
of a good administration is that a town is going on buying land.."
To-day we find the Prussian Government urging the towns which
have already bought large areas of land, to continue and extend this
policy of land purchase.
Frankfort owns lo per cent of the existing town area in addition to
over 8,000 acres on the outskirts, and is continually buying more.
Cologne owns 2,780 acres, or one-tenth of the total area of the town.
Dusseldorf owns 67,674 acres, and made a profit on revenue
account of ;^i8,ooo a year.
Mannheim spends at least ^10,000 a year in buying land — mostly
on the outskirts, at prices of from 3d. to 3/- per square yard.
During the years 1890 to 1900, twelve German towns, which
already owned a total of 20,528 acres in and outside their boundaries,
purchased no less than 16,156 acres in addition, so that the average
amount per inhabitant was in no case less than 10 square yards, and
amounted in three cases to between 100 and 250 square yards.
Under the new Dutch Housing Act, 1903, land has been bought already
by the following towns. The four square miles bought by Amsterdam
were acquired compulsorily, and an extension plan is being prepared :
Town. Population. Quantity of land purchased.
Amsterdam ... 560,000 ... 2,500 acres.
Rotterdam...
Gravenhage
Utrecht ... ... 115,000 ... 325 ,,
Arnhem ... ... 63,000 ... 1,500 ,,
Schiedam ... ... 30,000 ... 250 ,,
Dr. Mewes, of Dusseldorf, in his report to the International Congress
in London, August, 1907, suggested that the following things should
be combined in the process of town development.
(a) Municipal Land Purchase of Large Areas. — A well thought out land policy
is e-senlial for all towns. Land purchase should be extensive — Frankfort, Mann-
heim, Hanover, Strassburg and Freiburg i. Br. own from one-third to one-half
of the land in their precincts.
Municipal land may be utilised in one or all of the following ways :—
{a) Sold, with registered conditions, toprevent misuse or exce.^sivespeculation ;
(d) Built on by municipalities as at Strassburg, Freiburg and Schwcinfurt,
where municipal dwellings are let ;
{c) Leased to individuals or companies, but preferably to societies of public
utility.
{d) A General Plan providing for main roads and transit facilities ; careful grading
of districts in zones ; varied streets and open spaces ; reservation of front gardens
for futuie widening of streets, if necessary. As in Baden, Hamburg and Frank-
fort, plots belonging to different owners should be pooled and re-apportioned,
if necessiry, after making the town plan ;
(c) Building Bye-lawrs varied according to zones and providing for : restrictions on
intensive use of land ; cheaper streets in suburbs and purely residential
quarters ; bringing down of the regulations for small houses as to thickness of
walls, hfii^ht of rooms and other details of construction.
(d) Local Railways and tramways should be constructed to develop the spread of
population as well as to serve districts already populated.
390,000 ... 1,250
238,000 ... 750
195
Section of Main Road, Wif^sbaden, Germany, showing tramways
and motor tracks, cycle track, road for horse vehicles, foot promenade
and riding alleys.
EXISTING PLANNING POWERS IN ENGLISH TOWNS.
Some interesting information as to the law and practice with regard
to site planning and the laying out of new streets was submitted to the
Association of Municipal Corporations by the Town Clerk of Leicester
as the result of questions sent out in 1907 to a number of towns. The
following is a summary of the chief points : —
Site Plans. — Plans of new streets for works actually being undertaken must be
submitted to the local authority for approval, but except in rare inslances, and then
only by a straining of the law, no English town can insist on a plan of the whole of
a building estate showing for approval the method in which it is proposed to lay out a
building estate and the relations of intended streets to others. The bye-laws usually
prescribe the deposit of plans in duplicate, and not more than four sections with
information showing the names of owners of land dealt with, the points of the com-
pass, the gradients and levels, and the size and number of the intended building lots.
Width of Streets. --As to width, streets are divided into classes, in respect of
which the requirements of diflerent towns vary considerably. In 63 towns 24 feet is
required for carriage-way, with a footpath 6 feet wide on each side. By special
provisions in a local act the streets in Barrow-in-Furness are classified as follows : — ■
((?) Main thoroughfares (first class) 80 feet wide, with 40 feet carriage way
and 20 fret footpaths.
(d) Main carriage road (second class) 60 feet wide, with 36 feet carriage way
and 12 feet footpaths.
(f) Subsidiary front streets (third class) 40 feet wide, with 25 feet carriage way
and 7 feet 6 inches footpaths.
(d) A liack street 20 feet wide must be constructed at the rear of a continuous
line of dwellings, unless the Corporation otherwise allow.
In section 44 of the same Act it is provided that ^/le Corporation may at their
discretioit reduce the zvidth of the street if a7i open space is left along one or both sides
of the street in front of the houses.
In a few other towns a discretion is given to the Corporation to vary the width
of any street. Nottingham, Leicester, Bacup, Bolton and Huddersfield may in each
case determine the width. In Sunderland there is power to increase the width to
50 feet for a leading thoroughfare, and 60 feet if the buildings in it exceed 27 feet in
height ; Vjut the Corporation must bear the cost of pavement of the increased width.
Direction and Position of Streets. — In most towns there is no power to
alter or vary the direction or position of the streets shown on the plan, but some
corporations have acquired exceptional powers by local Acts, and Leeds and
ig6
Nottingham have full power subject to a compensation clause, Blackburn, Bourne-
mouth, Bradford and Brighton have certain limited discretions. Barrow-in-Furness,
Huddersfield and Leicester Corporations may require the direction or position of a
new street to be altered for the purpose of securing more easy and convenient
communication with any other street near thereto. Bolton, Ealing, Liverpool, and
St. Helen's possess like powers subject to compensation.
Construction. — There is considerable variation in the materials and character
of construction. In Barrow there must be slag foundation of 12 inches for a first-
class road, 9 inches for a second-class road, and 7 inches for a third-class road and
4 inches of macadam. Footpaths in Barrow must be flagged with flags 2 to 3 inches
thick, whereas in Exeter tar paving is allowed for footways, and in Bournemouth
3 inches deep of gravel.
In many towns streets are required to be paved with stone setts, and provided
with flagged footways, but often plans are passed for a street which w ill however not
be "taken over" by the Council as a "highway repairable by the inhabitants at
large" (see 150, Rural Housing Act, 1875), until further works have been carried
out on it.
Building Line. — In a great many places the Corporation have power by local
Acts to prescribe a building line, but always subject to a compensation clause. In
Bournemouth, Birmingham, Leeds, Bolton, Eccles, and St. Helen's the power may
be exercised in existing streets if they are narrow or inconvenient, or without a
regular line of buildings.
Air Space. — The requirements as to a7-ea of air space at the side or rear of
dwellings vary from a minimum of loO square feet in Bacup to a minimum of joa
square feet in Ci-oydon.
In 85 towns the minimum area is 150 square feet. Other typical minimum
figures are as follows : —
Burnley, 120 square feet. Coventry, 300 square feet.
Blackburn, 180 ,, Newark, 400 ,,
Cheltenham, 200 ,, Pembroke, 500 ,,
In Newcastle one-fourth of the entire area of the site, exclusive of the forecourt,
must be open space ; in Huddersfield one-third, and in Southport one-half.
In 28 other towns the Corporation has a discretionary power to vary the
dimensions or area of the open space to be left at the rear or side of dwellings.
Depth of Open Space. — The depth required varies in proportion to the
height of the buildings, generally from 10 feet to 30 feet. In 52 towns the
minimum de[)th for the lowest buildings is 10 feet ; in 14 towns the minimum depth
is 15 feet ; in Liverpool the depth varies from 5 to 15 feet.
Great Yarmouth Town Council possesses a large corporate
estate, and is applying some of the principles of Site Planning to its
development. It is proposed to lay out at once an area of 18 acres on
the North Denes for 207 houses, 115 of which will be in terraces and
92 detached or semi-detached, along curved tree-planted streets, 36
to 45 feet wide, and to lease them for 999 years at rents varying from
^i 6s. to ;£i I OS. for the terrace house sites, and from ^5 5s. to
^7 7s. for the others, thus bringing in a total of ^^4 18 per annum.
Additional payments in respect of roads, drainage, and tree planting
are estimated at about two years' rent. The scheme is especially
interesting, because old Yarmouth was notorious for its narrow streets
and rows.
197
POWERS NECESSARY FOR ALL MUNICIPALITIES.
In the application of Town Planning to England, all the foregoing
methods might reasonably be adopted, but it would be necessary in the
first instance to make special provision for dealing with the overlapping
of areas above referred to, and the construction of big main roads and
other means of communication between various districts. For this
purpose the area to be planned would often have to be regulated by an
authority covering a wider area than the local authority itself, but the
powers of the larger body should be in addition to and not in deroga-
tion of the powers of the local sanitary authority.
Every urban sanitary authority should be empowered to prepare
with respect to all or any of the land in the district, whether already
built on or not, a scheme which should at least make binding
provisions as to —
Streets —
{a) The width, level, direction and method of construction of all new streets,
and the proportion of such streets which shall be laid out as a carriage-
way and footway respectively : together with the street lines and
building lines in each case.
Dedication or Acquisition of Land —
{d) The extent to which any land adjoining such street may be acquired by the
local authority, or shall be dedicated to the public and vested in the
local authority subject to compensation as provided in the schedule to
this Act to any person or body of persons proved to have sustained
actual loss by reason of the dedication of land other than that required
for making any street the prescribed width.
Open Spaces and Sites for Public Purposes —
(c) The parts of the land to be appropriated for open spaces, and sites for
public buildings, institutions, and dwellings for the working classes,
and for other public purposes.
Limitation of Rooms on Land — i
(a?) The graduating by districts, streets, squares, and other areas of the extent
to which sites shall be covered with buildings, and in particular the
fixing of a tnaxiiiium 7iiiinber of rooms per acre that may be built upon
the land.
Building Zones —
{e) The separation of particular districts, streets, and squares, in which the
erection will not be allowed of buildings which are likely in working to
cause the neighbouring inhabitants or the general public danger, injury,
or annoyance by diffusing bad smells, thick smoke, or unusual noise.
Disfigurement of Public Places—
(/) Proceedings against buildings which disfigure the streets or pulilic places
in towns or in country places.
Prevention of Dilapidation —
{g) The plastering, painting, pointing, and keeping in general repair of
buildings mainly serving as dwellings, and of all buildings situated on
main streets and squares.
Places of Natural Beauty and Agricultural Belts -
{h) The preservation, wherever practicable, of natural beauty spots, and of an
agricultural area for allotments or small holdings.
-Hire or Purchase of Land —
(?) The extent to which any land in or adjoining their district may be hired
or purchased or scheduled for future hire or purchase on the basis of its
assessment for purposes of rating or taxation, subject only in the case of
compulsory hire or purchase to the consent of the central authority.
198
Mr. Lever's Suburban Development Scheme. — Mr. Lever
suggests the following scheme for municipal land purchase, site
planning, and subsequent development. Land should be bought at
;^2oo per acre and properly planned. Only the n.iddle of the roads
should be made up in the first instance, and in addition to widths of 80,
60 and 40 feet for the various classes of streets, the building line should
be set back from 2 i to 60 feet on each side of the roads. The cost of
road making to be as under the Private Streets Works Acts, and charge
on the frontages. The municipality shou d lease this land for 99 years,
at cost price, and should offer to advance one-fourth of the cost of
building cottages, but not more than ^100 for each house. The other
money for building could be raised partly by mortgage and partly by
the capital of the individuals or societies building the houses.
At 10 houses to the acre the municipal outlay would be ;^2oo for
the land, and from ^500 to ^1,000 for the loan, according as the house
cost ^200 or ^400 to build, so that the total would be from ^^700 to
to ^1,200 per acre. The loan charges on tliis at ^^ per cent, for 80
years would be ^^2 10s. to ^4 5s. per house, and a ground rent
could be fixed on each house accordingly. These ground rents
would be perfectly secure, as they would be a first charge, ranking
before any other claimants.
An Interesting Suggestion. — PLmning and land purchase
are necessary in some measure, even in purely rural villages, and the
following interesting suggestion made by a Surrey landowner (Mr.
Charles Hodgson), chairman of the Wonersh Parish Council, would be
well worth carrying into effect with perhaps some increase in the propor-
tion of land to population, and a right of appeal from the County Council.
" Every community should have the power to register a piece of
building land in or adjoining the village, as the building land of the
village, giving the owner power of appeal to the County Council to
prevent arbitrary or unsuitable registration, and in any case the approval
of the County Council to be obtained to the registration.
" Land at the rate of one acre per 1,000 inhabitants to be registered,
and such land to be registered at its capital or selling value, such value
to be fixed by the owner and to be assessed for local and Imperial
taxation accordingly."
American Schemes for Town Planning. — H. G. Wells, in
his book "The future in America," describing the work of the
Metropolitan 1 arks Commission says : —
I suppose no city in the world (unless it be Washington) has ever produced so
complete and ample a forecast of its own future as this Commission's plan of Boston.
An area with a radius of between 15 and 20 miles from the State House has
been planned out and prepared for growth. Great reservations of woodland and hill
have been made, the banks of nearly all the streams and rivers and meres have been
secured for public parks and gardens, for boatintj and other water sports ; big
avenues of vigorous young trees, a hundred and fifty yards or so wide, with drive
ways and riding ways, and a central grassy bank, for electric tramways have been
prepared, and indeed the fair and ample and shady new Boston — the Boston of 1950
— grows visibly before one's eyes.
I found myself comparing the disciplined confidence of their proposals to the
blind enlargement of London, that, like a bowl of viscid human fluid, boils sullenly
over the rim of its encircling hills and slops messily and uglily into the home counties.
199
A PLEA FOR AN AGRICULTURAL BELT.
Miss Sybella Gurney, who as the honorary secretary of the
Co-partnership Housing Council has done a great deal to forward
better planning in a practical way, urges strongly and very properly the
extreme importance of securing an agricultural area near all urban centres.
She directs attention to the fact that the problem is becoming more urgent
and difficult in proportion astheopencountryside recedes further and says:
" The preservation of an agricultural belt is important for many
reasons, partly because it brings the country within the reach of all,
partly because of the advantage to health thus caused to the town
dwellers, partly because in this way an agricultural population is main-
tained, provided with a market at its doors, and prevented by its
situation from leading a life too retired and too cut off from human
intercourse. It is on a large scale a repetition of the advantage of
mixing classes in a suburban district. It is far better for both town and
country populations that they should be to some extent intermixed.
But can we trust local authorities to provide such agricultural
belts ? The answer I fear must be no, the temptation to increase the
high rate-paying area is too great — further it is obvious in any case, that
the areas of existing urban authorities neither leave room for such belts
or for the planning of the new districts so urgently needed. What
happens at present is that new districts grow up anyhow, often under
a rural authority, and are spoilt before a new urban authority is
constituted, or they are add d to an old one.
What we need is the mapping out of England by a central
commission into such scientific building areas and agricultural belts.
The new scientific building areas will often cover much more than one
local authority. The local boards which are to deal with the develop-
ment of such areas, must therefore represent all the authorities
concerned, and should also include a proportion of experts on the
matter of town planning. Such boards would deal with railways,
tramways, high roads, as part of the general plan, and would be of the
greatest importance. They would include the functions of traffic
boards with that of makers of the general plan, and co-ordinators of
local plans. It is an interesting sign of the times that Mr. Charles
Booth approved and Lord Ribblesdale seconded a resolution carried at a
recent conference of London District Authorities in favour of the proposed
London Traffic Board having ' Advisory powers of Town Planning.' "
BYE-LAWS.
In the planning and development of sites, however, it will be found
that the various building bye-laws will have a far-reaching influence on
the cost, appearance, and convenience of the dwellings erected, and
they deserve some consideration in view of the need for reform in
many respects.
Alterations in the Bye-laws. — New Model Bye-laws were
issued by the Local Government Board in 1903 for Rural Districts, and
in 1904 for Urban Districts. It is open to the council of a district
partly urban and partly rural to adopt parts of the urban and the rural
model code, and so frame a blend that may suit the local requirements.
The Urban Bye-laws have been slightly modified in several respects.
Attics may now be built on nine inch walls above the second storey, if
within the limit of height. The conditions as to the erection of one
storey buildings of galvanised iron, etc., have been modified so as to
permit of greater elasticity in the distances of buildings from each
other, according to size. Secondary roads are permitted in a larger
number of cases. Concrete covering of sites may be four instead of
six inches thick. A no e to clause 13 suggests a kind of town planning,
or separation by districts, for the application of regulations as to
building on sites subject to floods. The Board also state they would
be prepared to consider a proviso allowing walls to be constructed of
steel framing. Tile hung timber framing is to be allowed above the
first storey without requiring brick backing. The details as to the
exact composition or nature of several parts of the building have been
omitted or made more general ; walls 35 feet long are differentiated
(as to the required thickness) from those longer than 35 feet. Cement
concrete is omitted from the materials for walls that must be one-third
greater in thickness than the figure precribes for brick walls ; an
alternative clause is provided to that requiring party walls to be carried
through the roof twelve inches, enabling walls to be simply brought up
to the under side of the roof. The size of windows is modified slightly
in certain cases.
Bye-laws in Rural Districts. — A rural district council has no
power conferred upon it by the Public Health Act, 1875, to make bye-
laws, but it can obtain the power in either of three ways : —
(i) Apply to the Local Government Board for an order investing the council,
under sec. 276 of the Act of 1S75, with the power of an urban authority under that
Act for the purpose of making bye-laws.
(2) Adopt so much of Part III of the Public Health Acts Amendment Act, 1890,
as can be adopted by rural district councils, and thus obtain power to make bye-laws
in respect of new buildings and the sanitary condition of buildings without any
intervention on the part of the Local Government Board or county council. These
powers are conferred by sections 157 and 158 of the Public Health Act, 1875, as
extended by section 23 of the Public Health Acts Amendment Act, 1890, and are not
covered by the Local Government Board rural model code of bye-laws.
(3) The Local Government Board may under section 5 of the Public Health Acts
Amendment Act, 1890, declare any of the provisions contained in that Act to be in
force in a rural district or part of it.
The rural model code relates to eight matters only: — (i) the
structure of walls and foundations of new buildings for purposes of
health ; (2) the sufficiency of space about buildings to secure a free
circulation of air ; (3) the ventilation of buildings ; (4) the drainage of
buildings ; (5) water closets, earth closets, privies, ashpits, and cesspools
in connection with buildings ; (6) the closing of buildings unfit for human
habitation; (7) the keeping of water closets supplied with sufficient
water for flushing ; (8) the observance and enforcement of such bye-
laws by requiring notices and plans.
The structure of walls and foundations of new buildings is limited
to purposes of health ; stability does not come in, as is the case in
London. Wooden cottages may therefore be built where the rural
code obtains or where the urban code has been adopted with the
exemption clause, or of course where no bye-laws exist.
Out of 667 districts 427 have bye-laws with respect to new buildings.
According to a return obtained in 1905 urban bye-laws were then in
force in the whole or part of 283 rural districts ; bye-laws on the rural
model existed in the whole or part of 138 rural districts ; and in 245
(now 240) rural districts there were no bye-laws as to new buildings,
and consequently no power to supervise.
Unfortunately the local authorities have so long been slaves to the
old methods of land development and house building, engendered by
the old byelaws, that they nearly all of them continue to hug their
chains and work under the old bye-laws, instead of availing themselves
of the new liberties which, although but small and few, are steps in the
right direction.
Bye-law Reform still needed. — On the other hand, some of
the authorities who are trying to secure a more rational set of byelaws
find that the central authority cannot help them to carry out their good
intentions. For example, bye-laws may be made prescribing the
minimum height of rooms, but not the minimum area, although the
latter is the far more important of the two.
The Levenshulme District Council were recently informed by the
Local Government Board that "district councils have no power under
the existing law to make a bye-law prescribing the minimum area of
living rooms or sleeping rooms, and the Board could not confirm any
bye-law with that object."
New Styles of Streets Wanted, — So with regard to new
streets. The paved or macadamised road surface about 40 feet wide
required by the bye-laws for all kinds of streets (except secondary
approaches) is not only expensive and unnecessary, but also objection-
able from the aesthetic and hygienic point of view. It ought to be
quite sufficient if side streets used solely as approaches to private
residences were allowed to have only a 16 leet to 20 feet macadamised
road, provided the spaces between the houses be increased so as to
substitute air space for road space. Under present conditions the
roads of newly developed estates on the outskirts of towns cost from
;^20o to ;^5oo per acre, or more than the land itself in many cases.
In many districts, especially in the North of England, any
departure from the normal type is rendered impossible, in consequence
of the regulations about paved streets. The cost of 40 feet of road
paved with granite setts in front, and another of 16 feet to 20 feet at
the back, is so great that in the interests of economy it is necessary to
reduce the frontage of each house to the lowest possible minimum,
and thus crowd the houses in rows. No other policy is remunerative
financially ; thus the existing bye-laws have the effect of stereotyping
the worst methods of house building.
The monetary value of a concession allowing cheaper roads may be
put at over ^100 an acre, and in the case of land costing ^200 an acre,
or less, this would allow of one additional acre in every two being given up
for open spaces in the shape of gardens, village greens, and public places.
In this connection the following figures will be most instructive,
indicating as they do how often the cost of developim^ sites under present
conditions exceeds the cost of the land itself. hi
o
site cost
per
cottage.
..^ooooocooo 0000 0
.0000 "-iMD 00 1 0 0 0 "^ 1 0 1
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Cost of de-
velopment,
i.e., roads
and sewers.
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Cottages.
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Aberystwith ...
Altrinchani
Bangor
Barking Town U.D.
Barnes U.D. ...
Burton-on-Trent .\I.B.
Croydon C.B.
Darwen
Ealing M.B
Kinchley U.D.
Folkestone M.B.
Grays U.D
Hereford
Ilornsey M.B.
Llandudno U.D.
Merthyr Tydfil
Neath M.B
Richmond 1\L B.
u
5
.Sheffield (Highwincobank)
Wrothani
Land not open :
S tret ford
Sheffield (Edmund Road)
Leigh U.D
One example of a better system has been provided in Earswick
Model Village, where the macadamised roadway, just wide enough for two
vehicles to pass each other, is bordered by strips of grass and a simple path.
Road in Earswick Model Village.
STATION AVENUE, EARSWICK — BLOCK OF PARLOUR COTTAGES.
Rent £jf los. per quarter, for 7 rooms.
POPLAR GROVE, STATION AVENUE, EARSWICK— LABOURERS' COTTAGES.
Rent per week, 4/6 for 5 rooms.
2 04
Wildau Garden Village (near Berlin).
Showing houses surrounded by gardens instead of macadam. Note however
the unnecessarily heavy ' type of building. Cost ^i 19 per room inclusive.
One of the Groups— Schwartzkopffs Works, Wildau, Germany
General View— Wildau Model Garden V'illage.
205
SITE PLANNING.
A proper system of Site Planning will do a great deal in
helping to solve the question. Given the necessary alterations in the
bye-laws they will enable the ground to be so planned as to secure the
maximum of open space with the minimum of macadamised road
surface, while permitting the erection of an equal number of houses
with the most diversified types of open spaces in connection therewith.
An excellent example of the way in which the same area can be planned
in the two different methods above described is to be found on the adjoin-
ing page, where there is first shown an estate of 4| acres planned in the
usual way, with all the buildings abutting and fronting directly on 1,555
feet of rectilinear roads and providing for 75 houses, with no open spaces
except the back gardens and a small strip of front garden. Secondly,
there is shown the same estate with only 1,130 feet of curved roads,
and the same number of houses and buildings arranged in crescents,
quadrangles', or other forms, round open spaces abutting on the roads
In the one case the owner would have to pay, on the average, for 20
feet of road frontage half-way across the street in respect of each house,
whereas in the second case the average road frontage would only be
15 feet per house or a reduction of 25 per cent, in cost, not to speak of
the vastly improved appearance of the estate. In any case it is to be
hoped that the old style of fronting every house on and parallel with
the street will be departed from more frequently than it is at present.
A multiplication of areas arranged like that under consideration or like
that of the Leigh estate of the Kent Cottage Company, would
materially reduce the cost of road-making, sewer construction, and
other items of site development.
Another method is that adopted on the model workmen's colony
of L. Schwartzkopff's engineering firm, at Wildau, a few miles outside
Berlin. Here the dwellings are built in short terraces at right angles
to the road, and surrounded by gardens, the immediate approach to
each terrace being a simple pathway no wider than a country lane.
The firm purchased about ii| acres of land for ^1,750, and during
the years 1900-6 built on it 76 houses somewhat similar to those on the
illustrations, each containing four dwellings.
They comprise 255 dwellings with two rooms at 5/- per week, and
26 dwellings with four rooms at 8/8 per week. The cost of building
was ^73,250, or ^119 per room.
The Kent Cottage Company at Leigh has some 32 dwellings
arranged in a kind of quadrangle, round a central green and approached
by a simple road, costing only about ;£?>o.
A striking proof of the need for revision of the bye-laws in this
respect is to be found in the fact that Hampstead Garden Suburb
Trust, who desired to imitate the above-named examples and develop their
estate of some 240 acres on these lines, actually found it necessary to
go to Parliament and get a special Act passed enabling them to vary
the provisions of the bye-laws of the Hendon Urban District Council as to
the construction of new streets.
The Two Methods of Planning.
(By kind permission of Garden City Association.)
207
Site Plan Ealing Tenants.
Site Plan of Estate of 31 acres for Ealing Tenants Limited. The black rectangles indicate
the houses and other buildings which border on a proposed tree lined avenue and other streets.
The darkly shaded areas are recreation grounds. The shops and public buildings are grouped
together near the centre of the main avenue.
The development of the Ealing Tenants' new estate of 31 acres has
been crippled in several most valuable features by the stereotyped
rigidity of the street bye-law^s. Although the area has been
admirably planned, and the number of houses to be built limited to
13 per acre, the same hard and fast rules have to be applied to the
new streets as are enforced on the most overcrowded and " jerry-
planned " estate permitted by law to exist.
Limitation of Rooms per Acre. — This brings up the question
of the limitation of the intensive use of land for building purposes.
It is now notorious that where law and practice permit of the largest
possible number of rooms to be erected on a given area of land, the
price of such land and the adjoining areas is forced up to a high figure
far above its normal value. The price of land per square yard in the
suburbs of Manchester and Liverpool, where dwellings are of two
stories, is no higher than the price of land per square foot in the
suburbs of Glasgow and Edinburgh, where block dwellings and
tenement dwellings are the rule. Hence a vicious circle is set up.
Intensive use of land forces up the price, and high prices call for the
intensive use of land. The proposal in some quarters to limit the
number of houses to the acre would be of little value in the long run,
because houses may be of any size. It is necessary, therefore, to
graduate each town area into building districts, and prescribe a
maximum number of rooms per acre, varying with the situation of the
land, its cost, and its distance from the centre.
208
In Manchester the buildhig bye-laws have been under consideration
for nearly two years by the Improvements Committee, and in their
modified form have been sent to the Local Government Board for
approval. Among the new proposals are the following : —
Open spaces to be provided with each dwelling-house, so that including the site
and half the width of the adjoining streets co-extensive with each dwelling-house, there
shall be an aggregate area of not less than 150 square yards if within a radius of one
mile and a half from Manchester Town Hall, and beyond that zone 200 square yards.
It is not yet Known whether the Local Government Board will
sanction this bye-law.
The drawback to this method of securing adequate open space is
that it tends to make all gardens uniform in size, and prevents that
variety in form, distribution, and size of open spaces that is so desir-
able from both a practical and an aesthetic point of view.
Some of the best examples of site-planning are to be found on the
estates of the various Co partnership Housing Societies, the advantages
of which, in developing a proper system of site-planning, are thus
described by Mr. Raymond Unwin : —
" There are certain advantages in very large gardens and the ownership of a
very wide area of land. These advantages, in the nature of the case, can only be
enjoyed individually by a very few rich folk, but by the introduction of Co-partnership
in housing it is possible for great numbers ot people living in quite small coUages to
enjoy a share of nearly all these advantages, and the architect must specially rejoice
in every scheme which will enable him to deal comprehensively with residential areas
and particularly wiih areas devoted to the smaller class of house and cottage."
Advantage may be taken of spots of interest or beauty on ihe ground. Houses
may be grouped &.xo\xnA these spots, around open greens ; or in many other such ways
may be arranged to take advantage of aspect and outlook by departing a little from
the usual regular plot ; and in addition to sharin ; the responsibilities and profits of
house owning, it becomes easy to arrange for ihe tenants to share also the enjoyment
of open spaces, tennis lawns, play grounds for children, and particularly beautiful
spots or views which could not bs secured to a series of detached individuals.
Not only so, but the whole spirit of co-partnership suggests the grouping of
buildings, and those whose requirements or whose income cause them to want quite
small houses need not necessarily be banished into baok streets, but houses of
different sizes ca 1 be grouped together, thus introducing variety of treatment of the
buildings and giving ihe architect an opportunity to design picturesque croups such
as adorn our old village streets where we always find a most complete admixture of the
different sizes of house, the larger houses of the doctor, the maltster, or the retired
storekeeper being intermixed and even joined on to the smaller houses of the village
wheelwright and smith, or the tiny cottage of the shepherd or the ploughman.
As these bodies correspond very largely to what are called on the
Continent "Societies of Public Utility," a few words as to their
respective methods, work, and functions may be useful.
SOCIETIES OF PUBLIC UTILITY.
Combination of Public and Private Enterprise.
The function of these societies abroad is mainly to do the building
of new houses on "public-spirited" lines in cases where the financial
resources, administrative restrictions, or other limitations of the
municipality render it difficult or undesirable to undertake the erection
of the dwellings. They effect their maximum of efficiency when
building on lanid leased to them by the municipality, but they do not
confine' their operations to such sites, and they often become free-
holders of both land and houses.
209
In any case they play an important part in town development
abroad, and are probably destined to extend largely in this country in
the future.
There were 715 of such societies in Germany in April, 1906, to
which the Imperial and National Exchequers had lent 60,000,000
marks, while the National Insurance Institutions had lent 100,000,000
marks, or a total of ^8,500,000 from public funds. This total had
advanced in 1907 to over ^10,000,000.
The conditions for receiving help from the community are
that they should be bound in their articles of association : —
1. To seek the main object of providing in houses built or bought
by them, wholesome and suitably arranged dwellings for families of the
working classes at low rents.
2. That the dividends payable to the members be restricted to not
more than 4 per cent, on the amount of their shares.
3. That in case of liquidation not more than the nominal amount
of the shares be payable to the shareholders, any surplus being used
for public purposes.
The chief ways in which towns can help such societies are:
1. By providing them with sites at a low charge and allowing delay
in the payments for the same.
2. By placing at the disposal of the societies without charge the
co-operation of the building officials of the town.
3. By remitting in their favour part or the whole of the cost of
streets and sewers, or by deferring for a considerable time payment of
the costs of making the same.
4. By taking some of the shares of the societies or guaranteeing the
interest on their bonds.
5. By helping them to obtain loans cheaply and for extended
periods.
6. By acting as intermediary and guarantor in connection with loans
from the Government and the Insurance institutions.
DSVELOPMENT OF CO-PARTNERSHIP HOUSING.
The first society that attempted to establish a truly co-operative
system of owning houses was the Tenant Co-operators Limited, formed
in 1888 by the late Edward Vansittart Neale and uthers. The society
acquired iive estates, and has now property which cost ;?{, 28,600. In
addition to paying all expenses, including four per cent, on capital and
providing a reserve, dividends of 9d. to 2s. 6d. in the ^' on the rent
have been placed to the loan and share accounts of the tenant members.
The EaUng Tenants Limited (page 183 Handbook) based
their society on the principles of the Tenant Co-operators' Society,
modified however so as to make the society more thoroughly co-opera-
tive in the sense of springing from and relying upon those who were to
benefit by it. The means were
(1) To confine operations to a limited area, so that all the tenants of the society
might be neighbours who could know one another and act together.
(2) To require of each tenant, as far as possible, that in making himself a
member he should be responsible for a substantial sum in the share
capital — say £,y:i.
At the end of June, 1907, th s society had grown till its property
stood at ^62,000, including 120 houses and an estate of 32 acres still
unbuilt upon. The active local life among its tenants, and their great
interest in the society, are most noteworthy. An excellent social club
and institute has been established, where lectures, debates, concerts,
games, dances, and other social meetings are held.
A boys' club, a ladies' sewing circle, a tennis club and a cricket club
are also in existence. The Ealing Tenants have now been followed by
quite a little crowd of societies on even better initial lines.
In 1905 the Co-partnership Housing Council was formed as a propa-
gandist and advisory body to promote and guide these societies, so that
considerations of site planning, proper grouping, with healthy and
artistic construction, have now greater weight than in the earlier days.
In addition to this a federation (The Co-partnership Tenants Ltd.)
has been formed, in 1907, for business purposes, and especially to facili-
tate the raising of capital.
It is during the last three years that the various societies have begun
to do their work on the most useful lines.
The methods adopted by these societies are briefly as follows : —
(a) To secure suitable building land around a city or an in-
dustrial town, and plan the same as regards roads,
number of houses to the acre, open spaces, and arrange-
ment of buildings so as to ensure for all time healthy
and cheerful houses and surroundings for the tenants.
(/>) To erect substantially-built houses, provided with good
sanitary and other arrangements for the convenience
of tenants.
(c) To let the houses at rents which will pay a moderate rate
of interest on capital (at present 5 per cent on shares,
and 4 per cent on loan stock), and meet working
expenses, repairs, depreciation, etc., and to divide the
surplus profits among the Tenant-Members, in pro-
portion to the rents paid by them.
Each tenant-member's share of profits is credited to him in shares
until his share capital equals the value of the house in which he lives,
w/ien it is paid ifi cash.
The following table shows \he progress of the societies in existence at
Midsummer, 1907 : —
Name of Society.
Tenant Co-operators
Ealing Tenants
Sevenoaks Tenants
Leicester Tenants ...
Garden City Tenants
Bournville Tenants
Manchester Tenants
Hampstead Tenants
Date
Number of
Number of
Capital
Present
Share
Capital.
Loan
Value of
Formed
Members.
Houses.
at Start.
Stock.
Property.
£
£
£
£
1888
320
122
500
5,286
9,030
28,680
1901
182
120
300
8,926
13,935
62,000
1903
57
53
700
1,200
3,500
13,500
1903
40
390
520
250
1905
120
174
600
6,126
16,504
39,000
1906
66
20
2,271
1,165
4,000
1906
30
2,060
670
1907
139
10
2,693
The following details as to sites, rents, cost of building and
roads are not as full as in the case of municipal dwellings, but have
been derived from such statistics as were available :
Statistics of Co-partnership Housing Estates.
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Co-partnership Site Planning.
Site Plan of Birds Hill, Letchwokth, Garden City Tenants.
Area 7 acres o roods 25 poles — seventy houses.
CAS2Dm C^lTY lnAnT5 L-
RaM 5K0W\N6 CtVClPPHEinT OF
fi^MoCEi Hill Lstate ■
Site Plan of Pixmore Hill Estate, Garden City Tenants.
Area 13 acres 3 roods 29 poles — 168 houses.
213
Co-partnership Housing.
Jia/f ^li McA = /foci
A ip^
/yrjf F/oor P/an
Cottages on Birds Hill, Garden City Tenants.
214
Site Plan, Westholm Green.
TfoRVon "^ o a c£ Wort-on Se BaldocK
Site Plan of Westholm Green, Letchworth, Garden City Tenants.
Area 5 acres 3 roods 29 poles — thirty-two houses.
Sites have been acquired for development on similar lines as follows :
Ealing. — Thirty-eight acres, on which about 500 houses will
be erected.
Garden City Tenants. — Thirty-four acres, upon which 300 houses
are being erected, and will be completed at the end of this year.
Further land is being secured.
Sevenoaks. — Five and a half acres, on which 60 houses are
being erected.
Bournville Tenants. — Twenty acres, on which about 200 houses
will be erected, and the Society has an option of further land.
Hampstead Tenants. — Forty acres, on which about 480 houses
will be erected.
Fallings Park Tenants, Wolverhampton. — Twenty acres, on which
about 240 houses will be erected.
Oldham are acquiring land and will build at the rate of 10 houses
per acre.
Manchester. — Eleven acres, on which 130 houses are to be erected.
Leicester (Anchor). — Fifty acres, on which 500 houses are to be
erected.
A Society is being formed at Warrington to take up 42 acres, and
erect 500 houses. Also at Harborne, Birmingham, to take up 53 acres
and erect about 530 houses. Other societies are in course of formation
at Beacon Hill, Bromley, Brighton, Berkhampstead, Cardiff, Hindhead,
Oxford and Swansea.
215
HOW TO FORM A SOCIETY.
The order of progress is as follows : First obtain your society, then
your capital, then your land, and then your houses. In every town
there are a few men and women who would like houses with large
gardens at a fixed reasonable rent, undisturbed possession, pleasant
surroundings, and the means of accumulating property to stand in good
stead in later years. They meet together as a group to talk over
matters, and quickly discover that instead of being bound to consider
single 20 foot frontages at high prices, as they would acting individually,
they can talk of buying or leasing an estate of five or six acres at a
materially reduced wholesale price. Even if the land costs ^400 per
acre, they can secure a plot of land with 400 square yards for less than
^2 per house per annum. Having decided to make discreet enquiries
through a representative, they meantime spend two or three pounds for
books of rules, application forms, minute book, stationery, etc., with the
help of the Co-partnership Council (6, Bloomsbury Square, W.C), who
will advise as to the registration of the society when eight members each
taking one share are ready to sign the rules for registration. These
eight members generally constitute the provisional committee of
management till the society is registered, when they retire and a full
list of officials — president, secretaries, treasurer, committee, auditors,
etc., are appointed in accordance with the rules. The shares are
recommended to be of the value of ^10, and can be paid up by
instalments. The next step is to select a secretary and a registered
office and to draw up a piospectus, which should include a plan and
full description of the estate if one has been secured.
The most vital part of the work is the planning of the estate and
the choice of a suitable architect to advise the Plans Committee as to
the building, which should in all cases be so controlled as to harmonise
with the general scheme. If building is done by direct labour a saving
of 10 to 15 per cent, may be effected by securing a good manager, who
should be in close touch with a specially appointed Works Committee.
There should also be a Finance Committee and possibly an organising
secretary for the purpose of raising capital. The accounts should be
audited by a respectable and trusty firm of chartered accountants, and
rigidly scrutinised by the Finance Committee, so as to give every
pledge of credit to the outside public as well as the shareholders.
Plan showing arrangement of Houses round Pair ot £150 Cottage> Exhibited by Co partnership
Common Green. Tenants' Housing Council, Cheap Cottages
Exhibition, 1905.
Site Plan of Eastholm Green, Letchworth, Garden City Tenants.
Area 6 acres 2 roods 1 1 poles — fourteen houses.
CHAPTER X.
GARDEN CITIES
AND
GARDEN VILLAGES.
GARDEN CITY (Letchworth, Herts.)
Municipalities are provided with an excellent experimental area for
object lessons in Town Planning and Site Planning schemes at Garden
City (Letchworth), where public land ownership, planning of main roads
and side roads, the formation of agricultural belts, the division of land
into manufacturing, trading, and residential districts, the reservation of
open spaces, new types of roads and grouping of houses, and the
leasing of land to those representing varied forms of building enterprise,
are all to be found more or less exemplified. It is true that the means
of communication at present leave much to be desired, and this is one
of the greatest drawbacks to the rapid development of the new city,
but the earliest and most elementary stages of town development can
be studied here with considerable advantage.
A brief account of the principles, plans and ideas underlying the
Garden City movement is contained in pp. 186-190 of the Housing
Handbook, and it will be interesting to compare this with the actual
work carried out so far in the establishment of the first Garden City
between Hitchin and Baldock.
This experiment already has a literature of its own, and it will only be
possible here togive a skeleton outlineof the main featuresof the new city.
In 1903 First Garden City Ltd. was registered under the Companies
Acts. Capital ^300,000 in ^5 shares, limited to a cumulated
dividend of 5 per cent, per annum ; all further profits to be devoted to
the benefits nf the town and its inhabitants. The head office is at
Letchworth, Herts.
The site was bought from several owners and formed into a com-
pact estate, the shape of an egg, measuring three miles from north to
south, and two-and-a-half miles Irom east to west, having an average
altitude of 300 feet, and containing 3,800 acres, the original cost being
;^4o per acre. It is 34 miles from London (Kings Cross), or 40 minutes
by train, and i^ miles from Hitchin.
The subsoil is chalk, the upper part being sandy loam ; in some
parts clay, with beds of sand and gravel. The soil is specially suitable
for flower culture, and a thousand varieties of herbaceous perennials
are being planted in various reserved plots and other unoccupied
spaces, while 250 varieties of trees and shrubs have been planted as well.
There are two main divisions — the Town Area of 1,200 acres which
occupies the centre, and the Agricultural Belt of 2,600 acres, which
surrounds it. The Great Northern Railway to Cambridge runs through
the middle of the estate, where a temporary station has been made.
217
^ The Plan of the Town Area is shown herewith. Existing
country roads, commons, parks, plantations, trees, and other features
of natural beauty have been preserved and worked into the plan with
due regard to the natural contour of the land. The following districts
have taken shape already.
Central Square. — South of the railway, with roads of ample width radiating
from it in all directions, so as to give easy access to all parts of the city, and to afford
glimpses of the open country from the centre.
2l8
Cottage Exhibition Areas.— The 85 cottages, built in 1905, are north of
the railway, between the station and Icknield Way. The 52 cottages, built in 1907,
are south of the station and west of Norton Way.
Cottage Estates. — The Garden City Tenants have built on sites as follows : —
Bird's Flill 70 co tages, and Pixniore Hill 168 cottages (in course of erection), both
south of the railway and east of Norton Way. Eastholm Green 14 cottages, and
Westholm Green 32 cottages, adjoining each other to tlie north-east of Norton
Common.
Factory Area. — The factory sites are grouped together on the eastern portion
of the estate adjoining the southern side of the railway and screened from the
residential and shopping areas by a hill and belt of trees. The following firms have
taken sites and nearly all have built factories and are at work : —
Asphalte Manufacturers — Vickers and Field.
Bookbinders — W. H. Smith and Son.
Engineers — Heatly-Gresham Engineering Co.
Geyser Manufacturers. — G. Ewart and Sons.
Mineral Water Manufacturers — Idris and Co.
Photo Paper Manufacturers — The Standard Co.
Printers — Garden City Press.
Arden Press.
Wheeler, Odell and Co.
Publishers— J. M. Dent and Co.
Swiss Embroidery — The Garden City Embroidery Co.
Open Spaces. — Two hundred acres have been set aside for this purpose, in
addition to the agricultural belt and many small greens in various parts of the estate.
The chief spaces are : Norton Common, 70 acres, two minutes north of station ;
Howard Park, south of railway and east of Norton Way ; Letchworth Park,
62 acres, south-west corner of the estate.
Villages. — The estate includes the whole of the parishes of Letchworth and
Norton, and parts of Willian, Great Wymondley, Baldock, Radwell, and Stotfold.
The first three are about to be combined into a new civil parish with a Parish Council.
Roads. — In all the yf miles of roads made by the company up to 1907
ample provision has been made for future widening, and all are planted
withdifferentvarieties of trees, including pear trees, as in manyContinental
towns. The principal road will be Main Avenue, 100 to 150 feet wide,
from Letchworth Park through Central Square to the Railway.
Electricity is at present to be supplied only in the business area, the
prices being id. per unit for power and 2d. per unit for lighting purposes.
Gasworks are beyond the factories, and screened by trees. They
can produce 20,000,000 cubic feet per annum, and about 500 houses
are already connected.
Sewage — Ten miles of sewers have been laid, and the sewage gravi-
tates to a low-lying area on the west of the estate, where it is treated by
broad irrigation.
IVaterivorks. — The water is raised from a borehole near Dunham's
Lane, Baldock road, 220 feet deep, protected by steel tubing, and is
pumped to a reservoir, with a capacity of 250,000 gallons, on the Weston
Hills, 480 feet high, thus giving 160 feet head to any building part of
the estate. The cost of the works, including 16 miles of mains, and a
supply to provide for 6,000 people, was ^^16,500. The company sup-
plies 30,000 gallons daily to the Baldock Urban District Council.
Land Tenure. — Leases for building land are granted for 99 years at a
fixed ground rent, with an option of renewal at a rent to be agreed upon
by independent valuation, irrespective of the value of buildings erected
thereon. Hence, the reversion of the lessees' and tenants' improvements
will go to the community as a whole, and not to private individuals.
219
Rents. — Land for cottages and residences varies from ^^15 to
;^25 per acre according to situation, so that ttie ground rent of cottages
in the town area can be had from 25/- upwards. Rent is only charged
on the net amount of land occupied, and not into the centre of the
roadway, and generally covers all costs of road construction and laying
of sewer, gas, and water mains. As the cost of highways and open
spaces falls on the company, these rents compare very favourably with
similar districts elsewhere.
Rates. — The county and local rates average about 2/6 in the ;£,
including poor and education rates, and though they will probably soon
be 3/-, they will always remain low because many expenses charged by
the local authorities on the ratepayers, are being, and will be, defrayed
by the Garden City (Company from the rents.
Bye-Iaivs. — The building bye-laws adopted by the companyare framed
on the model bye-laws of the Local Government Board with certain
modifications, but embodying thoseof the Hitchin Rural District Council.
Small Holdings. — Some 420 acres of land on the agricultural belt
have already been let for this purpose. Two societies, the Norton
Small Holders Ltd. andthe Co-operative Small Holdings Ltd., containing
42 small holders, have been formed to develop the holdings north of
Norton Common and to deal with the distribution and sale of produce.
Societies. — No less than sixty societies and associations of various
kinds have been formed to minister to the commercial, educational,
poli':ical, religious, and social needs of the inhabitants.
Fopidadon. — In 1907 the population was about 4,000, as compared
with 400 three-and-a-half years before, when the estate was bought.
The ultimate population is intended to be 30,000 on the town area, or
23 persons per acre, and 5,000 on the agricultural belt.
Vital Statistics. — Average of seven years : Birth rate 24 per 1,000 ;
death rate under 13 per 1,000 ; infant mortality 93 per 1,000 births ;
epidemic death rate i"o, diarrhoea o'6, cancer o*8, phthisis 0*5 per 1,000.
Nearly half the deaths have been in persons over 65 years of age.
General Information.- — There are six churches on the estate, viz ,
the three old parish churches of Letchworth, Norton, and Willian, to
which are now added the Free Church in Norton Way, the Society of
Friends' meeting house, and Howard Hall. An "open air school"
costing ^20,000 has been built by Miss Lawrence in the shape of a
building freely exposed to light and air, and apparently intended to
serve the purposes of a monastery, convent, college, church, lecture
hall, and convalescent home rolled into one.
The following statistics as to the positional Midsummer, 1907, may
be of interest : — -
Total area 3,818 : Town area 1,200 ; agricultural belt 2,618.
Expenditure ^286,474, viz. : Capital subscribed^i 54,000; mortgage
^83,697 ; debentures, etc., ^48,777. Houses 860. Population 4,000.
Suhsidiary Companies. — The chief of these are various building
societies and associations, such as Garden City Tenants (who pay 5 per
cent, on shares and 4 per cent, on loan stock), Garden City Share
Purchase Society, and Letchworth Cottages and Buildings Ltd.
Architectural Features. — The dwellings so far erected consist
to such a great extent of cottag. s and small villa residences, that it is
unreasonable to expect any imposing architectural effects at this stage
of the City's growth. An effort has been made however, to give an air
of brightness, colour, lightness, warmth, and variety to these small
dwellings by the free use of red tiles, expansive steep pitched roofs and
gables, dormer windows, rough cast and whitewashed walls, and green
painted woodwork, casement windows, grouping of dwellings and other
features foreign to the construction of those solid stodgy rows of small
villas with stone-framed bay windows, smoky red or dirty yellow walls
projecting in ugly bars through monotonous areas of gloomy coloured
slate roofs, so dear to the heart of the practical man who has been
building our suburbs so substantially — and hideously — for years.
Another excellent feature in Garden City, praised by some but
condemned by most of the "practical" men, is the practice of grouping
the dwellings to get a sunny aspect for each, and as far as possible to
prevent the creation of that back yard of hoary suburban tradition,
which so often becomes a storehouse of rubbish and refuse to greet the
eyes and mislead the judgment of the intelligent foreigner who sees it
from the railway train.
Some Criticisms. — It is these new and valuable features that are
mainly chosen as the subject of attacks freely made in some quarters that
Garden City "has succumbed to the craze for medievalism, and sacrificed
comfort and convenience in the dwellings for artistic effects and
hygienic fads."
In certain instances, as must necessarily happen, the criticisms are
just. In some cases the placing of the houses so as to secure outlook
and sunshine has not been managed without some loss of privacy and
orderliness of arrangement which might otherwise have been secured.
In the early days a good deal of freedom was given to individuals in the
large plots at Letchworth to place their houses so as to get the utmost
out of their site, and occasionally the freedom was abused and the general
effect of the whole not sufficiently considered by the individuals building.
There is no rule at Letchworth in favour of casement windows in
preference to sash windows, but the former have been largely adopted,
although some persons complain that " they tend to act as a kind of
wind trap, encouraging the entrance of dust and rain, and therefore,
often kept permanently closed." The sash window, however, requires
much greater stiffness and symmetry of design than most of the people
doing cottage plans at Letchworth would like to use, and hence case-
ment windows are adopted as more suitable for the particular design,
and more easy for unskilled designers to manipulate, and a very large
proportion of the houses at Letchworth are designed by builders and
men who have not had much architectural training.
The real explanation of many of these adverse opinions doubtless is
that so many people have gained their experience and architectural
education in our nineteenth century " bye-law-made " domestic architecture
that, " like the dyer's hand subdued to what it works in," they have
formed their tastes and opinions upon it as the standard and ideal.
But Garden City in the main is doing a most valuable work for the
nation and indeed for all nations. There have been mistakes and
departures from the early ideals, but there is ample time and opportunity
to remedy these. The original capital was too small for such a big
undertaking, but if only a satisfactory supply of cottages could be
secured there is no doubt that the commercial success of the undertaking
would at once bean accomplished fact. The marvel is not that mistakes
have been made and that difficulties have still to be overcome, but
rather that in so short a space of time so much has been accomplished
in a period of national depression, and that success is only a question
of time and money.
GARDEN VILLAGES AND SUBURBS.
In the planning of suburbs or villages the lessons of Earswick, Port
Sunlight, and Bournville and the proposals of the Hampstead Suburb
Trust will be most instructive. Port Sunlight and Bournville are
described in the Housing Handbook pp. i94-.:oo, and only a few brief
notes are given here to bring the facts and figures up to date.
Port Sunlight. — Some interesting facts and figures as to child
life are given in Chapter I, and to these may be added that the birth-
rate of the village for the past seven years has averaged 45 '6 per 1,000,
and the death-rate only 9'8 per 1,000.
The gymnasium is most successful, and on the occasion of the
visit of the International Housing Congress to the village in August,
1907, an admirable display by the children was intensely appreciated
by the 300 delegates from foreign countries who were privileged to
visit the village. Indeed nothing is more striking in the village than
the care and interest manifested towards the children and the happy
results that have followed.
Christ Church was completed in 1904.
The Lever Free Library and Museum, with 4,000 volumes, and the
Technical Institute containing a lecture hall and well-fitted classrooms,
are comparatively recent additions to the village. Mr. Lever has found
that the practice of doing all repairs for the tenants at the cost of the
estate has been economically and otherwise unsound, for it has dis-
couraged self-help in small matters, and increased what would normally
be rather heavy repairs account by all sorts of vexatious little jobs
being put in the hands of the estate workmen.
Bridge Inn was originally conducted on temperance principles, but
a six days' license has recently been granted to a Public House Trust
Company as the result of an application made after applying the
principle of local option. Mr. Lever stipulated for a three-fourths
majority, and after every man and woman resident in the village had
been given an opportunity of expressing an o[)inion, the result was for
the license 472 ; a-^ainst 120. Those responsible for the good
government and management of the village have assured the writer that
the change has been beneficial rather than otherwise to the social and
moral well-being of the inhabitants.
222
Site Plan. Port Sunlight.
Mr. Lever estimates that with the land at the purchase price of 1890,
one acre cost ^240, i.e. about i/- per square yard, and a? there are 10
cottages to the acre, every cottage takes up a space worth ;Q2\. The
average cost of building, etc., being ^330 per cottage, the capital sunk
in a house amounts to ;!^354. With interest at 3 per cent, and \ per
cent, for depreciation, the cost price per cottage represents a weekly
rent of 4/9, and will reach 8/- when repairs and other expenses are
added. The actual rent paid for such a cottage being probably under
5/- per week, the balance is met by the application of part of the
profits of the business for this purpose. In this way some ^17,500 a
year, or ^8 each in respect of the 2,200 workmen and girls resident in
the village is paid by the firm.
Bournville Village. — The following statistics may be interesting:
Number of houses in village ... ... ... 569
Houses adjoining village, belonging to Messrs.
Cadbury Bros., Ltd. ... ... ... ... 22
Houses adjoining village, belonging to Alms
house Trust ... ... ... ... ... 39
Total ... ... ... ... 630
Population 3,00c. The majority work outside Bournville.
Area of estate 502 acres ; of this only about 100 acres have been
developed for building. The lowest rents are 4/6 per week.
There are 21 houses let at rents under 5/- per week.
59
123
„ 83
These rents do not
houses at higher rents.
, of 5/- .,
„ ,, from 5/3 to 6/- per week.
„ 6/3 to 7/-
include rates. There are also several larger
22;^
The smallest house is now of a different type altogether.
There are now bathrooms in the moderate sized houses, and in the
smaller ones cabinet baths.
The vital statistics are : —
Death rate per i,ooo. Average for four years ending 1905 :
Bournville j't,. Urban District io'5. England and Wales 157.
Infantile mortality per 1,000 live births. xA.verage for four years
ending 1905 :
Bournville 72*5. Urban District loo'o. England and W^ales 1347.
There are now two children's playgrounds ; Stocks Wood is now
known as Camp Wood, being near the site of an old camp.
Six new shops and a post office were opened early in 1906.
As a result of continued garden tests, the produce per garden per
week is now given as i/io per week.
Owing to the buiding up of vacant sites, the number of allotments
has been reduced below 100.
The flower show entries for 1906 were 1,210.
The Tenants' Committee is now known as the Village Council.
There are now in the village the following public buildings : —
Village Meeting House, Ruskin Hall, Day School.
The total value of Mr. Cadbury's gifts up to date may be fairly
stated at ^225,000. This figure mcludes cost of schools, meeting
house, and a considerable portion of the cost of Ruskin Hall. A
further gift of ^6,000 was received in 1905 from a gentleman who
insisted upon remaining anonymous.
The gross revenue of the Trust may now be stated at about ^9,000
per annum.
Bournville Tenants. — Mr. Cadbury mclines strongly to a policy
of municipal land purchase with the idea of leasing land for building
under proper restrictions. He has therefore done everything in his
power to encourage the development of the Bournville Tenants'
Co-partm rship Housing Society to lease some of his land largely as an
object lesson for a similar combination between municipalities and
societies of public utility, such as the above-named society and others
of the co-partnership type may rightly claim to be.
The terms offered are as follows : —
Lease for 99 years at ;^ii los. per acre, with option of renewal at the end of
every 99 years at revised ground rents on the expiration of the terms ; the houses
Ijuilt thus never pass into the possession of the landlord. The land to be taken in
blocks of 5 acres as required. One acre added rent free for open spaces for every
9 acres taken by the society. The streets also to be wide and planted with trees.
Not more than II houses to be built to the net acre. Workshops allowed if kept to
separate area. All plans to be sanctioned by the Trust. No licensed houses to be
allowed.
If the total sum of ^{^2 1,000 be subscribed from other sources, Mr. Cadbury will
invest on loan ^7,000, so making it up to ;^28,ooo, and the same in proportion for
any smaller amount. This loan is repayable at the option of the society, when it
will again come into the hands of the Trust to assist in the formation of similar
undertakings. Dividends on share capital are to be limited to 5 per cent., and on
loan stock to 4 per cent. ,
224
EARSWICK MODEL VILLAGE.
The Joseph Rowntree Village Trust.
Within a short distance of York a garden village is in course of
erection. The village had its genesis in the desire of Mr. Joseph
Rowntree to make a practical contribution to the housing question.
With this end in view he founded a Trust in December, 1904, of which
the following clause is vital to the appreciation of the experiment : —
The object of the said Trust shall be the improvement of the condition of the
working classes (which expression shall in these presents include not only artisans and
mechanics but also shop assistants and clerks, and all persons who earn their living
wholly or partially, or earn a small income i)y the work of their hands or their minds
and further include persons having small incomes derived from invested capital,
pensions or other sources), in and around the City of York and elsewhere in Great
Britain and Ireland, by the provision of improved dwellings with open spaces and
where possible gardens to be enjoyed therewith, and the organisation of village
communities with such facilities for the enjoyment of full and healthy lives as the
Trustees shall consider desirable, and by such other means as the Trustees shall in
their uncontrolled discretion think fit.
The essence of the experiment is the provision of a better house,
and with it a garden in which the worker can enjoy a fuller and freer
life. With this personal improvement there is joined a communal
improvement, the whole made possible and varied by the very catholic
definition of the working classes.
Earswick village, where the experiment is being made, is two and a
half miles north of York, and a mile from the Cocoa Works of Messrs.
Rowntree and Co. Ltd., of which Mr. Joseph Rowntree is the chairman.
The land, which comprises 120 acres, lies on both sides of the Haxby
Road, and is intersected by the River Foss. Earswick station, on the
York and Hull line of the North Eastern Railway, adjoins the estate,
and affords easy and convenient access to York city. At the present
moment the village has scarcely assumed any definite shape, not more
than one-tenth of the houses having been erected, and only suggests
that plans have been matured for future developments. Such plans
have of course been made, Messrs. Parker and Unwin, the architects of
the Garden City of Letchworth, having prepared a scheme for the
entire village (which, when completed, will contain several hundred
houses), with open spaces of from 10 to 12 acres for recreative purposes
of all kinds. The houses already erected have cost about 5d. per foot
cube, and are chiefly of three types.
Description of the Three Classes of Cottages.
First there are the cottages built in groups of four. They contain
on the ground floor, a hving room 20 feet by 12 feet 6 inch, with a
bay window at one end and a casement window and front door at the
other end. This arrangement gives through ventilation and plenty of
light. The floor is covered with red tiles, which also serve as a skirting,
thus avoiding any accumulation of dust. There is an open grate with
a good oven, suitable for baking bread. In a recess by the fireplace
there is cupboard accommodation with three or four drawers.
A larder opens out of the living room, fitted with wooden shelves
and two stone slabs (on which milk, butter, meat, etc. can be stored).
225
EARSWICK MODEL VILLAGE.
POPLAR GROVE, EARSWICK — BLOCK OF LABOURERS COTTAGES.
Rent per week, 4/6 for 5 '■ooms.^ai^ifAj
IIKST FLOOR PLAN.
I Livitti
Room
ieo'.6--li-6-|
EARSWICK — GROUND PLAN, LABOURERS COTTAGES.
Rent, 4/6 per week. Length of Block 71 feet.
In the larder there is both floor and window ventilation. The scullery
contains the sink, copper, and bath. The copper is fitted with a patent
steam exhaust which makes washing day in the home a less obtrusive
function, while the bath has a lid which serves as a table when the bath
is not in use. There is also ample shelving in the scullery. The houses
are, in most cases, furnished with hot water supply and water closets.
K
226
EARSWICK — WESTERN TERRACE COTTAGES.
Rent per week, 4/6 for 5 rooms.
EARSWICK I.ABOUKKKS' COTTAGES — GROUND I'LAN.
Length of Block 166 feet. Rents 4/6 to 6/-
Upstairs there are three bedrooms, each with a large window and
fireplace. On the landing there is a capacious cupboard which serves
as the family wardrobe, and contains a large shelf for house linen. The
staircase is lit by a special window, two of the casements of which can
open to provide a through ventilation in any of the bedrooms. Every
room is papered and a picture rail provided. Tenants are not allowed
to drive nails into the walls. Attached to each house is a garden of not
less than 350 square yards. The cost of this class of house is about
;^i8o, and the rent is ^13 13s. or 5/3 per week exclusive of rates.
227
The main question which is doubtful at present is at what rentals
the cottages can be let. It is somewhat uncertain whether, if the scheme
is to pay 3^ per cent, net, the trustees will ultimately be able to let the
first type of cottage at less than 5/6 per week. On the other hand, they
will certainly be able to build a simpler cottage, and they are trying
now to build some at 5/- per week, though at the moment building
prices are in some respects heavily against them.
Second, there are a very few semi-detached houses. They com-
prise a good living room with a large square window built out at one
end. Out of this room opens the scullery, which contains a bath en-
closed in a cubicle, a sink, copper, etc., and a fireplace, with oven for
purposes of cooking in summer. The larder open out of the scullery.
Upstairs there are three bedrooms. The houses stand in their own
gardens well back from the roads. They are rented at ^15 a year or
5/9 per week, exclusive of rates.
Third, there are the parlour houses. These contain the usual large
living room with scullery and larder attached, and hot and cold water
is laid on both to the sink and bath. There is the addition of the
room on this floor which gives the name to the house — the parlour.
In it there is a parlour grate with tiled hearth, and cupboards with
glass doors on either side of it. In a few instances there is a French
window opening on to the garden. Upstairs there are three bedrooms
with cupboard accommodation, etc The rent of these houses is ^16
per year or 6/2 per week, exclusive of rates. There are variations in
this type of house — the rents ranging from ^16 to ^20 per year,
according to the accommodation provided.
The walls are in each case built of 9 inch brickwork, whitewashed
on the outside, which gives a bright appearance, and helps to
weather-proof the walls. The roofs are covered with red pantiles with
overhanging eaves, and the woodwork is painted in bright shades
of green.
Mr. Rowntree's desire in creating the Trust was to provide sanitary
and artistic houses, amid healthy surroundings which, while letting at
rentals which working men could afford to pay, would still bring in a
commercial return upon the capital invested.
The Garden, it is seen, bulks largely in the general scheme.
The Trust Deed here says :—
That houses to be built shall not occupy more than one-fourth of the sites on
which they are built.
The average size of the gardens is 350 square yards — a size
■determined upon after careful consideration of the amount a man can
easily and profitably work by spade cultivation in his leisure time.
Prizes are awarded in competition for the best kept gardens. There are
many well-cultivated fruit, vegetable, and flower gardens, which have
proved a great source of health and enjoyment to the villagers.
The Rates (from 8d. to i/- per week) are paid separately from the
rent, the object being to awaken an interest in the life of the community
228
as to their rights as citizens. The point of this will be seen later when
considering the communal life of the village. Meanwhile attention
may be drawn to a clause in the Trust Deed relative to this point : —
Nothing may be done to prevent the growth of civic interest and a sense of
civic respotisihility among those who may hve in any community existing on the
property of the Trust.
The administration of the Trust shall be wholly unsectarian and non-political, and
there shall always be a rigid exclusion of all influences calculated or tending to impart
to it a character sectarian as regards religion or belief, or exclusive as regards politics.
Development of a Community of Life and Interest.
The tenants themselves have begun to develop a communal
existence in two directions — administrative and social. On the latter
side a club has been formed. Premises have been secured, and many
activities have been created round it as a centre. The religious needs
of the community are at present served by the Church of England and
the Wesleyans, who share the club premises on Sundays — the one
taking the afternoon, the other the evening.
On the administrative side a Village Council has been formed. It
is a consultative body and deals with matters affecting the interests and
development of the village It consists of seven members elected
annually by the tenants, and six nominated by the trustees. It meets
quarterly, and on special need arising. All plans of proposed new
cottages are submitted to the Council, and many helpful suggestions
regarding them are made by the members. For example, the need for
the erection of pigstyes arose. The Village Council took the matter
up, discussed way? and means, etc., and finally drew up a scheme
which is now in operation. A Folk Hall is in course of construction,
and it is hoped that it will add to the social life of the village.
When completed, adequate ground will be provided for recreation.
One-tenth of the whole estate, i.e., lo to 12 acres, will be entirely given
over to this end.
The roadways are comparatively narrow — 18 feet — but there are
verges of grass about 6 feet wide between the roadway and the foot-
path on each side of it. The gardens again adjoin this, so that from
house to house there is an actual width of 50 feet. Trees are being
planted in the verges, so that ultimately avenues will traverse the road-
ways. In the laying out of the village, trees and any natural features
of the land are carefully preserved, and an old thorn hedge is worked
into the gardens. All this has given the new village an already settled
appearance. The gas and water supply is obtained from York, but the
village disposes of its own sewage.
In conclusion, it is well to point out that the Trust scheme is so
contrived that the appointment of trustees is largely a public matter.
The finances are very simple. Mr. Joseph Rowntree provided the
initial sum, and the interest on this, plus the rents derived from the
village, togeth -r make the income of the Trust. At Earswick there is
room to develop a village of several hundred cottages, but when the
work there is completed, the experiment will not cease. It is a
snowball scheme. The success of Earswick means the promotion of
similar schemes elsewhere.
HAMPSTEAD TENANTS LIMITED.
Plan of proposed development of Land.
Houses will be erected and let from 6/- to 15/- per week. Rates and Taxes extra. These
amount to about 7/6 in the ;C on the accessible value of the house.
Type of Cottage to be built by Hampstead Tenants Limited.
Hampstead Garden Suburb Trust. — This trust, under the
capable and earnest leadership of Mrs. S. A. Barnett, have secured
240 acres of land adjoining Hampstead Heath, with frontages of 2,500
feet to Finchley Road, 2,200 feet to Temple Fortune Lane, and 6,500
feet to the 80 acres of open land recently acquired for the enlargement
of the Heath. It is within twenty minutes of Charing Cross by the new
Hampstead Electric Underground Railway, and there is a station
adjoining the estate. It is proposed to lay out the estate as a garden
suburb, and while letting some of the beautiful sites round the Heath
to wealthy persons who can afford to pay a large sum for their land and
to have extensive gardens, about 72 acres have been reserved for
the working classes, who will be able to get a cottage with a garden at a
moderate rent within a 2d. fare of Central London. To carry out this
latter object the Hampstead Tenants' Society has been formed on co-
partnership lines, with the object of building houses not exceeding 12
an any given acre, while making provision for commons, greens, and
recreation grounds. The foundation stones of the first pair of houses
houses were laid on June 5th, 1907, by Mrs. S. A. Barnett, and several
houses to be let at from 6/- to 15/- per week in addition to rates and
taxes, are in course of erection (1907).
Mr. Justice Neville's Scheme. — In an address at the new-
Reform Club in 1907, Mr. Justice Neville said the Garden City
remedy for overcrowding was the redistribution of the people upon
the land in order that they might carry on their industrial pursuits
under more congenial conditions than in the great towns. The carrying
out of the idea ought to be taken up by the Government and not left to
private enterprise, though the Government would not move until
private enterprise had shown the way.
If he were made Dictator, one of his first acts would be to acquire
large tracts of lana, fiotably on the east coast, which at present carried
the value only of the game raised npon them. A very large part of this
land zvas admirably adapted for towns, and most of itivas suitable for the
creation of large industries. He would ?nake a rough plan of the places
ivhere towns ought to be erected, and of how the different totvtis should be
linked up with raihvays, waterways, etc. He would then leave it for
private enterprise to build those towns under the supervision of a proper
authority. When their schemes were approved, the promoters should
be able to borrow money at the low rate of interest which the State
could ensure. It was to pave the way for some such scheme that the
Garden City at Letchworth was started.
An England Development Bill.— The writer has drafted a
Bill based on clauses in existing legislation, showing how the Garden
City, Garden Village, and Town Planning ideals can be carried out by
the Government and local authorities in conjunction with private
enterprise, should such a measure be deemed desirable. This draft
bill is contained in pages ig-28 of the Guide to Garden City, price 6d.y
published by First Garde fi City Ltd., 326a, High Holborn, London, W. C
CHAPTER XI.
HOUSING NOTES FROM
OTHER COUNTRIES.
During the week August 3rd to loth, 1907, the International
Housing Congress was held at the Caxton Hall, Westminster, and
there were present over 600 members representing 14 governments,
many municipalities and all the most important housing associations
in the world. Valuable and interesting speeches were made at the
inaugural meeting by the Right Hon. John Burns, president of the
Local Government Board, and Sir John Dickson-Poynder, president
of the National Housing Reform Council and chairman of the Select
Committee of the House of Commons on Rural Housing. After an
address by the President of the Congress, Alderman W. Thompson, of
Richmond, Surrey, papers were read as follows : —
Housing Inspection. — Messrs. J. H. Faber, Zwolle, Holland ; W. de Man
Utrecht, Holland ; M. Roupinsky, Brussels ; Harold Shawcross, Rochdale,
England.
The Land Question. — Dr. Wilhelm Mewes, Dusseldorf, Germany.
House Building and Management. — Mr. H. R. Aldridge, England.
House Finance and Taxation.— M. Lucien Ferrand, Paris ; M. Vincent
Magaldi, Italy.
Tovyn Planning. — Dr. Stlibben, Berlin.
Transit. — Professor E. Mahaim, Liege.
Rural Housing. — M. E. Tibbaut, Brussels ; and Miss C. Cochrane, England.
These papers and a report of the proceedings are published
separately in the report of the Congress, issued by the National Housing
Reform Council, and they contain much valuable information. No
resolutions on questions of policy were submitted, but there was a
general consensus of opinion in favour of the following aids to housing
reform : —
1. l7ispectio7t to be more complete and systematic; the results to be
duly recorded ; greater powers of initiative to be given to private
citizens, and health or housing associations, or to local advisory boards,
constituted on the lines of the Belgian and French Comites de Patronage.
2. A Central Housing Authority in each country to advise, assist
and stimulate local authorities and societies, and to promote an effectual
combination of public and private housing enterprise.
3. Town Extension Plans to be made for all growing urban districts,
and to be accompanied by greater facilities for ensuring cheaper transit
and the provision of adequate quantities of land to meet future needs
in respect of sites for working class dwellings, and more especially to
check land speculation.
4- Cheaper money to be provided for housing schemes by the
organisation of credit with loans from State funds and State institutions
at the market rate of interest.
5. Redticed taxation or exemption from taxes to be secured for all
working class dwellings complying with certain conditions imposed in
the public interest.
6. uWodification of Building Bye-laivs to be secured so as to allow
of greater elasticity in administration, and less costly street and building
construction.
The chief differences of opinion arose on the questions of municipal
building \ the erection of block dwellings as against cottages in the
suburbs of existing towns ; and the extent and nature of reforms
involving the valuation, taxation, and acquisition of land for public
purposes.
NEW ZEALAND.
Mr. W. Pember Reeves submitted the following interesting
particulars on the two most recent Housing Acts passed in New
Zealand : —
The Workers' Dwellings Act, 1905.- This Act, passed in
1905, enabled the Minister of Labour to acquire land and build
dwellings for workers. A "Worker" is defined as a male or female
person who is employed in work of any kind or in manual labour, and
who at the time of application is not in receipt of more than ^200 per
year. The cost of erection of these dwellings is not to exceed ;^35o,
if in wood ; or ^400 if constructed of brick, stone, or concrete.
Every applicant must satisfy the Land Board that he is a worker, that
he is landless {i.e.^ not an owner of any land whatever either jointly or
individually), and that he is in all respects a suitable and deserving
person. The rent to be paid by a weekly tenant is fixed at 5 per cent,
on the capital value of house and land, plus (i) insurance and (2) rates.
A worker may lease the house for fifty years, or may acquire the free-
hold by {a) payment in cash of the capital value at any time not less
than twenty-five years from the date of his lease ; {b) by monthly
payments over a period of thirty-two years, at the rate of 8 per cent,
per annum (being 5 per cent, for rent, i per cent, for depreciation, and
2 per cent, for capital value) in addition to the cost of insurance ; or
{c) by an insurance on the worker's life effected with the Government
Insurance Commissioner for the amount of the capital value of the
worker's dwelling. In this case the worker pays rent monthly at the
rate of 5 per cent, per annum on the capital value of the dwelling, and
the premium to the Government Insurance Commissioner. The
insurance is for a fixed number of years — not exceeding twenty-five — at
the end of which time, or in case of death, the insurance money can
be utilised to acquire the freehold of the dwelling. Every worker
acquiring a dwelling is required to reside therein, and no sale, assign-
ment, lease, &:c., of the property can be made without the consent of
the Land Board. The dwelling, fences, gates, drains, windows, doors,
locks, &c., are to be kept by the tenant in good order and repair,
233
chimneys are to be cleaned and swept once a year, and the gardens are
to be kept properly tilled and cultivated. The Land Board — i.e., the
Government — undertakes the painting of the exterior of the dwellings,
including picket-fences, and the necessary repairs to all walls, ceilings,
and roofs of the houses.
Under the Act an Advisory Board was set up in each centre
consisting of Mr. James Mackay of the Labour Department, the
department's agents, and the Commissioners of Crown Lands at
Auckland, Wellington, Christchurch, and Dunedin respectively.
At present dwellings have been erected near Auckland and
Wellington, and at Christchurch and Dunedin. Each house has five
rooms and all necessary conveniences, including, of course, a bathroom.
The rent of the houses ranges from 9s. 3d. to iis. per week.
It is proposed to erect somewhat less pretentious houses so as to
reduce the rents to- 8s. and less per week ; these houses will be of
four rooms, and will be provided with bathruoms and a hot-water
service.
Government Advances to Workers Act. — This Act became
law during the session of Parliament after the Workers' Dwellings Act
was passed. It provides for assisting workers to build their own
homes. A "worker" is defined to mean "a person employed in
manual or clerical work, and who is not in receipt of an income of
more than ^200 per annum, and is not the owner of any land other
than the section on which he proposes to build."
A worker wishing to erect a d^velling-house for himself and family
has to apply to the Superintendent of the Advances to Settlers
Department, stating that he desires the loan for the sole purpose of
erecting a home, and if the Superintendent is satisfied with the
security he may grant a loan of ^350 for this purpose. The maximum
amount of loan under the Act cannot exceed three times the value of
the land held (freehold or leasehold), that is to say if a worker owns
land to the value of ^100, he may borrow, under the Act, a sum of
;^30o for the purpose of erecting a dwelling. The loan is for a term
of thirty-six years and a half, and the worker pays interest half-
yearly at the rate of 5 per cent, per annum (subject to a rebate of
\ per cent, for prompt payment). By simply paying the interest
promptly the loan is repaid at the end of the term, thirty-six years and
a half, but the length of the term may be reduced by the payment to
the Superintendent of any sum not less than ;^5, or a multiple of ;^5,
in reduction of the mortgage debt. Special provision is made for
very low legal charges to obtain the necessary loans.
The cost of erection varied from ^350 to ;^387 per cottage, and
the rents from 9/3 to 10/6 per week, the majority being under ro/- per
week. It has to be remembered that money wages are higher in New
Zealand than in England.
The illustrations and particulars accompanying the report showed
the designs of sixteen different cottages, nearly all of which were one-
story dwellings of five to seven rooms, constructed largely of wood, at
EUerslie, Sydenham, and Windle.
KI
234
5unnARy or hou5iino iNroRriATioM
mon VARIOU5 COUNTKIE5.
The following particulars have been kindly supplied by cor-
respondents for the various nations concerned as a first step towards
standardizing as far as possible information and statistics on the
housing question. It will not be safe to draw comparisons too
strictly on the various figures as they are very incomplete and
partial in several cases, and conditions also are variable, but it is
hoped it will be possible later on to so complete and classify the
various facts and figures as to secure really valuable and standard
International Statistics and Housing Information.
Any corrections and additional information will be gladly
welcomed and dealt with in later editions if sent to Alderman
Thompson, Richmond, Surrey.
CHIEF LAWS RELATING TO THE HOUSING OF THE WORKING
CLASSES.
Austria. — Act of 1902 — Encouraging the building of cheap
working-class dwellings.
January 7th, 1903 — Executive order under the above Act.
Belgium. — (1) Act 1889 — Instituting Comites de patronage.
Act 1892 — Relating to Credit Societies.
Act 1896 — Modifying right of inheritance of survivor of two
married persons.
Act 1900 — Modifying manner of succession to small properties.
England. — Act of 1890 — Housing of the Working Classes, etc.
Act of 1900— Ditto Amendment Act.
Act of 1903— Ditto Amendment Act.
France. — Act of 1894 — La loi Siegfried.
Act of 1902— Public Health Act.
Act of 1906 — Housing of the Working Classes.
Germany. — There is as j^et no law on housing relating to the
German Empire ; but endeavours are being made to establish one.
Legislative and administrative powers on housing belong to the
competency of the single states of Germany.
Holland.— Act of 1901— Pubhc Health Act.
Act of 1901 — Housing Act. Came in force August, 1902.
Italy. — Act of 1903 — Housing of Working Classes.
24th April, 1904— Regulations, No. 164.
235
PRINCIPAL PROVISIONS OF LATEST LAW.
Austria. — Exemption from taxes for healthy and cheap work-
men's dwelHngs for 24 years, under certain conditions, the most
important of which are : —
Certain sanitary prescriptions.
Interdiction against taking sub-tenants and bedfellows.
Fixing of a minimum area for rooms and windows (1/10 of the
area), and maximum number of inhabitants (4 m^ area per
inhabitant for sleeping rooms).
Fixing of rent, stipulating a maximum profit.
Belgium. — Law, May 16th, 1900 — Modification of rules of
Civil Law concerning small inheritances.
England. — (1) Facilitating the financial working of municipal
housing schemes by removing certain restrictions on borrowing
powers, and by extending the maximum period of housing loans to
80 years :
(2) Slightly simplifying the procedure with regard to closing
unhealthy dwellings and clearing unhealthy areas ; .
(3) Permitting the erection of shops as well as houses ;
(4) Imposing more stringent conditions as to rehousing in con-
nection with the demolition of workmen's houses under Railway
Bills and Local Improvement Acts as follows : —
(a) If "30 or more persons " are to be displaced under Parlia-
mentary powers the promoters of the undertaking must
first obtain formal approval of a scheme for rehousing.
(b) In fixing the number to be rehoused, persons of the working
classes displaced during the previous five years are to be
considered.
(c) Defining more clearly and stringently the conditions under
which, and the persons for whom, and b}^ whom, rehousing
of displaced persons mu5t be carried out.
France,— (1) Public Health Act, 1902, February 15th.
Law of 1906, April 12th.
Regulations, 1907, January 10th.
(2) The Law of 1906 establishes Committees of Patronage for
Workmen's Dwellings, to the extent of at least one in every Depart-
ment, and provides for grants in aid by the Department.
These Committees may give certificates of healthiness to dwellings,
e ititling them to exemption from certain taxes, provided the annual
rents are limited to the following figures : —
Rents of Dwellings.
Towns of not less Population than Collective. Single.
1,001 inhabitants frs.
1,001 to 2,000 inhabitants .. .. „
2,001 to 5,000 inhabitants .. .. „
5,001 to 30,00-0 and the suburbs of towns
with 30,001 to 200,000 inhabitants
in a radius of 10 kilometres. . . . ,, 250 275
140
168
200
240
225
270
236
Rents of dwellings.
Towns of not less Population than Collective. Single.
30,001 to 200.000 inhabitants with the
suburbs of towns -. "er 200,000 in-
habitants within a radius of 15 kilo-
metres, and as well as greaterParis,
that is to say, districts between 15
and 40 kilometres from the fortifi-
cations frs. 325 390
Nearer the suburbs of Paris, within a
radius of 15 kilometres, together
with towns over 200,001 inhabitants „ 400 480
Paris ,550 630
The various Benevolent Institutions, Hospitals and Savings
Banks may apply a part of their funds in subscription for Shares or
Debentures of Housing Societies or in loans.
The Savings Banks can in addition build themselves, or lend
money to individuals.
The Towns and Departments can within certain limits subscribe
to Shares or Debentures of Societies, and assist them with land and
all its development, they can moreover guarantee to the extent of
3 % and during 10 years, the interest on Shares and Debentures of
the Societies.
Allotments and baths are included in the benefits of this law.
The Assurance Office is authorised to grant Life Assurances,
guarantee the re-payment of annuities in case death of a mortgagee.
Under the Act, the law of succession is modified in certain respects.
The Shares and Debentures of Societies for the better Housing of ,
the Working Classes are exempted during the 12 years from Property
Tax, from the Door and Window Tax, the Tax on Revenue, and the
stamp duties on Shares and Debentures, while there is to be complete
exemption from Stamp Duties on Registration of Societies.
Germany. — Among the German States prominent for legislation
on housing are : Kingdom of Saxony, General Building Act of 1st
July, 1900 ; Grand Duchy of Hessen, an Act to provide for housing
of the working classes, 7th August, 1902 ; an act to establish amort-
gage bank, 12th July, 1902. Wurtemberg and Baden are preparing
General Building Acts. A Housing Bill for Prussia was drawn up by
the Government in 1903, but met with strong opposition. The
fundamental law for Prussia is still the law on planning streets of
2nd July, 1875.
Holland. — The Public Health A ct provides for a general Sanitary
service, under the Minister of the Interior.
The Housing Act forces the local authorities :
(1) To frame bye-laws with regard to the building and re-building
of houses, and the maintenance and proper use of dwellings.
These bye-laws have to be approved by the Provincial
authority and in case of neglect are drawn up b}^ that Author-
ity under approval of the Crown.
237
{2) Owners of small dwellings (containing three rooms or less)
have to fill up a schedule giving information about their
dwellings, whenever a new tenant enters.
(3) The local authorities have to examine the condition of the
existing premises, they order improvements or repairs, and
the clearance of premises unfit for human habitation. They
have to do so of their own accord, but the local boards of
health or even inhabitants of the neighbourhood can claim
them to take action, and can appeal to the Provincial Author-
ity, if the local authority remains inactive.
{4) Empowers the local authorities to take land compulsorily if
necessary for the aims of the Housing Act. The resolution of
the Council to be confirmed by the Crown.
<5) Empowers local authorities to prohibit building or re-building
on sites that have to be reserved for streets, canals or squares.
(6) Authorises local authorities to make grants and loans to
Societies and Companies that operate exclusively for the
improvement of the dwelling conditions of the people.
The local authorities can get the money the\^ require for
these aims, or which they want for building themselves, or
for slum-clearing, from the Exchequer at market rate.
The mone}' has to be paid back in fifty years, by means of
equal instalments or annuities. If the building or slum-
clearing Society or Corporation has to work with a deficit, the
exchequer will bear half the loss, if the corporation takes the
other half.
Italy. — ^The principal provisions relate to conditions of persons
who occupy workmen's dwellings, value and hygiene of houses, and
exemption from taxes. (See M. Magaldi's International Housing
Congress paper.)
AUTHORITIES ENTRUSTED WITH POWERS CONNECTED WITH
HOUSING, AND THEIR RESPECTIVE DUTIES.
Austria. — No special authorities.
Belgium. — (1) The Government.
(2) The Provinces (approval of the deeds of the local authorities
and the Charity Boards. Right of intervention in the appointment
of the Members of Comites de patronage).
(3) The Commimes — Construction of houses for the Working
Classes, regulations concerning_ sanitation, etc.
(4) Charitv Boards — Construction of houses.
(5) Comite; de patronage (propaganda in favour of houses for
the working classes, ins]5ection of hygienic condition of lodgings, etc.)
(6) Inspection of hvglenic condition of lodgings by the Medical
and Public Health Committee.
England. — The borough councils and district councils with
slight powers of supervision by county councils.
France. — Housing Societies are under the jurisdiction of the
Ministry of Works, and the direction of the Insurance and Provident
238
Boards. Side by side with this control is a superior Housing Council
which is called upon to advise in all questions concerning the housing
of the working classes, especially the approval of all rules, subjects
and accounts of Societies who avail themselves of the advantages,
financial and otherwise, accorded to them by the Housing Law.
The superior Housing Council has delegated its powers to an
executive Committee of twelve Members presided over by Mr. J.
Siegfried — assisted by MM. Picot, Cheysson, Paulet (director of
insurance to the Ministry), Cha lamel, Hausser, Ferrand, etc.
Germany. — The State and the local authorities.
Holland. — See answer to next question.
Italy. — The Municipalities may purchase land compulsorily^
and sell for housing purposes, and also build workmen's dwellings to
let exclusively, also popular hotels, public and free dormitories.
CENTRAL STATE HOUSING DEPARTMENT AND ITS DUTIES.
Austria. — Has no Central State Housing Department.
Belgium. — The Ministry of Works looks after the situation of
lodgings, and effects of the law on same, the activity of Comit^s de
patronage, the development and results of Societies for the con-
struction of houses for the working classes.
The Office of Public Health and Housing Hygiene (Agricultural
Board) is entrusted with housing hygiene.
The Financial Department is entrusted with the housing Laws,
viz. : (a) fiscal favours ; (b) approval of the Savings Bank relating
to loans.
The Local Authorities have power to remedy nuisances, for which
purpose they are aided (a) by the Medical Committees, (b) the Public
Health Committees, (c) the Comite^ de patronage.
England. — No central housing department.
France. — In each Department, one or several housing Comites
de patronage must be constituted, whose duties include mission of
propaganda ; the giving of certificates of healthiness for dwellings,
and in certain cases necessary advice on the constitution of Housing
Societies. The Superior Council is described above.
Germany. — The Empire has no Housing Department, but there
is one in Hesse and the beginnings o others in other States.
Holland. — No Central State Housing Department, but a State
Council of Hygiene acting under the Minister of the Interior — Chief-
Inspectors of Health (4), Inspectors of Health (16), among them
8 for housing matters — Local Boards of Health (130). The Members
of the Central Board of Health, the Chief-Inspectors and the In-
spectors, are Government officials, the Members of the Local Board
are honorary, only the Secretary is paid for.
Italy. — No Central State Housing Department.
239
LOCAL OFFICIALS ENTRUSTED WITH HOUSING HYGIENE
AND ADMINISTRATION OF HOUSING LAWS.
Austria. — The Municipalities for sanitary, housing hygiene,
and administration of housing laws.
Belgium. — The communal administrations must look after
health and housing matters. They are assisted by {a) the medical
commissions, {b) committees of public health, (c) comites de patron-
age who supply information and advice.
England. — ^The Medical Officer of Health, and the Sanitary
Inspectors or Inspectors of Nuisances, under him, subject to the
control of the local authority.
France. — The Housing Laws are administered by the Mayor and
the Committees of Hygiene.
Germany. — The Police generally ; deputies and inspectors
specially. Some towns have special boards (Wohnungsamter), as
Stuttgart, Strassburg, Heidelberg, Mainz, Fiirth.
Holland. — Burgomaster and Aldermen, aided in the more
important corporations by Municipal Directors for the Sanitary
service and housing policy.
Italy. — Medical Officers, and employees of Municipal office of
hygiene.
REGULATIONS FOR THE PLANNING OUT OF LAND WHICH IS
TO BE DEVELOPED FOR BUILDING PURPOSES BY PRIVATE
INDIVIDUALS.
Austria. — Carried out by the Municipalities.
Belgium. — Local Authorities (communal administrations).
England. — By individuals themselves, subject to fulfilling
prescribed regulations as to width of roads, construction of sewers
and drains and open sp)ace to each house.
France. — The Mayor and the Municipal Council.
Germany. — The Local Authorities settle such plans.
Holland. — As a rule the ^Municipal Councils.
No Street can be built without the consent of the Municipal Council
which has to approve the width, level, pavement, etc., also drainage,
sewers, gas pipes, etc.
Amsterdam has just published a plan for regular extension on
municipal sites. The plot measures 473 H.A. divided as follows : —
Streets, canals, squares — 165 H.A. (35 %).
Sites for exhibitions, sports and park— 118 H.A. (35 %).
Sites for dwellings in rows— 111 H.A. (23 %).
Sites for villas and separately built dwellings — 79 H.A. (17 %).
Italy. — The Municipalities.
240
BUILDING REGULATIONS.
Austria. — These are made by Diets of the Provinces, there is no
model code.
Belgium. — Made by Local x\uthorities, no model code.
England. — By Town and District Councils ; built on an urban
code in urban districts and a rural code in rural districts.
France. — These are made by the Mayor and Municipal Councils.
There is no model code of bye-laws, although the Government, after
the passing of the Public Health Act of 1902, has made specimen
sanitary regulations which prescribe certain requirements as to the
construction of dwellings. These specimen regulations have been
pretty generally adopted.
Germany. — For Saxony the general Building Law of 1900 gives
certain minimum rules, with power to the local authorities for
raising the requirements, if they think it fit. For Prussia, the
Building Statute for Berlin is accepted and copied by a large num-
ber of towns.
Holland. — Made by Local Authorities, or if they fail to do this,
by the Provincial Committee.
Municipal building bye-laws have to be confirmed by the Provincial
Committee, who has to take the advice of the Housing Inspector
(Inspector of Health). After this confirmation, the bye-laws
must be sent to the State Council of Hygiene for control.
Italy. — The Municipalities, no model code.
TOTAL QUANTITY OF LAND BOUGHT OR OWNED BY TOWNS
TO PROVIDE FOR THE FUTURE GROWTH OF THE TOWN,
IS AS FOLLOWS :
Austria. — None acquired for this purpose.
Belgium. — Communes only become land-owners in case of
dispossession for public purposes, and always try to sell the land;
again as quickly as possible. They don't provide for future needs,
but only make plans tracing out future streets.
England. — None except for cemeteries.
France. — None of the Communes have acquired land with this
object.
Germany. — A deliberate town-extension policy is adhered to by
several towns, as Frankfurt, Mannheim, Ulm, where the muni-
cipality owns a large portion of town-extension lands. Other tow::s
like Gorlitz own large forests (30,777 hectares). In Mannheim the
total quantity of lands owned by the municipality and its application
is (year 1905) : streets and roads 244 hectares, municipal works 41
ha., municipal buildings 22 ha., parks and shrubberies 173 ha.,
wharfs and building land 289 ha., forests 753 ha., applied to agricul-
ture 900 ha.— making 2,432 ha. in all.
241
Un the reverse, large towns like Berlin, LnarlottenDurg, etc., re-
frain from town-extension policy and leave it mainly to the land
speculators.
Holland.— Amsterdam, 560,000 inh. x 1000 H.A., just now
takes 500 H.A. compulsorily under the New Housing Act.
Schiedam, 30,000^ inh. x 100 H.A.
Rotterdam, 390,000 mh. x 500 H.A.
'sGravenhage, 238,000 inh. 300 H.A.
Arnhem, 63,000 inh. 600 H.A.
Utrecht, 115,000 inh. 110 H.A.
Several other important towns have an important area of their
■own, as Nymegen, Deventer, Vlaardingen, Leeuwarden. There is
a growing tendency to buy land and an awakening tendency to keep
it, letting on leases.
Italy. — None for this purpose
Is Consent of Higher Authorities necessary in the Purchase of
Land by Agreement for Housing Purposes ?
Austria. — ^This is not necessary.
Belgium. — ^The Communes must get the consent of the perman-
ent deputation of the Council of the Province and of H.M. the King.
England. — -Yes, if a loan is required to be raised.
France. — ^The Towns are not authorised by law to build houses
themselves. They can acquire land compulsorily in connection
with unhealthy areas under the law of 1902, in manner prescribed
"by the law of 1841.
Their decision must be approved by a Government decree, and
in some cases by a special Act of Parliament.
Germany. — Not for buying ; but for raising the money if by
loans. But this is a mere formality. In fact, there are no limits
to a town buying land for housing purposes ; buying is encouraged
by Government, especially in Prussia.
Holland. — Local Authorities are under the control of the
Provincial Committee as to the management of their finances and so
they have to get the consent of that Committee, when they buy or
^ell land.
Italy. — Consent of higher authorities must be obtained.
In Reply to the Question :
Have the Towns power to COMPEL land-owners to sell land
for Housing Purposes without a special law or order of Parliament ?
If towns have no such power can they get it for a special purpose
by application to the higher authorities ?
The Answers are —
Austria. — No. There are necessary Special Laws.
243
Belgium. — The communes have no power to compel landowners
lo sell land for housing purposes. But they have, in accordance
with the Constitution of Belgium and the legislation, the right to
dispossession for public purposes. In that case there must be a law
or royal decree to be taken. The construction of houses for the
working classes seems not to be a motive for public purposes.
England. — Compulsory purchase of land can only be effected by
means of a Provisional Order of the Local Government Board, con-
firmed by Parliament. Housing is one of the purposes for which
compulsory powers of land purchase may be so granted.
France. — The towns are not authorised by law to build houses
themselves. They can acquire land compulsorily in connection
with unhealthy areas under the Law of 1902, in manner prescribed
by the law of 1841. Their decisions must be approved by a Govern-
ment decree and in some cases by a Special Act of Parliament.
Germany. — Generally no landowner can be compelled to sell his
land for housing purposes. Expropriation is granted by State
authority only in case of public benefit, i.e., if the land is wanted
for public purposes, planning of streets, construction of railways, etc.
A special law for the city of Frankfurt-on-Maine gives power to
the city, if the majority of the owners of a certain plot demand it,
to combine, clear and redivide to the former owners plots of land
which could advantageously be used for housing purposes in their
actual condition (Law for combining and clearing scattered plots of
building land).
Holland. — Local Authorities have the power to take sites com-
j^ulsorily (under consent of the Crown) in case the}^ want the land
for :— "
(a) The clearance of slum areas ;
{b) The removing of premises which impede the improvement
of dwellings ;
(c) They want sites, built or not built on, for a housing plan or a
plan of regular extension.
Italy. — The towns have power to compel landowners to sell
land for housing purposes by the law on popular houses and in
accordance with the law dated June 25th, 1865, on compulsory
purchase for public utility.
Comparison of cost of land situated on the periphery of towns
at the nearest points, and the cost of land situated about two or
three kilometres farther from the centre ?
Italy. — At Rome in the periphery land costs about 50 francs
per sqiiare metre ; two or three kilometres farther, about 5 francs.
Austria. — No information.
Belgium. — At 5 or 6 kilometres in Brussels, land has fetched
£14,000 per hectare. At 3 or 4 kilometres from Brussels, 5 or 6
or 7 times as much. There is always a great difference between the
243
cost of land situated in the periphery of towns and the cost of land
situated two or three kilometres farther. That is reckoned upon the
importance of the localities. Examples of this fact would be of no
use as the cost depends also upon other circumstances.
England. — See pp. 69, 155 and 176, Housing Handbook.
France. — ^The price of land does not always vary according to
the distance from the centre. In Paris there are sites cheaper than
in certain suburban communes and in the same commune the price
varies enormously according to the situation, size, surroundings and
nearness or distance from means of communication.
Germany. — See below.
Holland. — As a rule there is a big difference.
Amsterdam (560,000 inh.) £4000 a H.A. on the periphery, £400
a H.A. a kilometer further on.
Utrecht (115,000 inh.) £3000-£1000 on the periphery, £200-250 a
kilometre further on.
Zwolle (33,000 inh.) £1500-2500 on the periphery, £150-280 a
kilometre further on.
In Leeuwarden the difference is much less : £625 on the periphery
and £300-450 a kilometre further on.
What is the average cost per hectare of Building Land before
roads have been made ?
Austria.— Information not supplied.
Belgium. — Information not supplied.
England. — The cost of building land before roads are made (a)
varies from £100 per hectare in the small villages to £5,000 per
hectare at the periphery of large towns, but the greater number
of sales are effected at between £500 and £1,500 per hectare, i.e.,
between 2s. 6d. and 7s. 6d. per square metre.
(6) When a given quantity of land is used for building new work-
men's houses, the area occupied by the streets varies from 10 to 25
per cent, of the total area, and the number of rooms on such land
varies from 200 to 500 rooms per hectare of the total area.
France. — No answer.
Germany. — It is to be kept in mind that in Germany land is
bought and sold right out, with the exception of a few instances of
long-term leases granted by public bodies (State and towns). Con-
sequently the rent and value of the building to be erected amalga-
mates with the value of bare land. I divide lands in the town-
extension districts into 3 classes : —
1. — Agricultural lands, from 50 pfennigs to 2 marks per square
metre.
2. — Speculation lands in the hands of wholesale speculators
expecting to cut up their land with the extension of building.
No average price, of course, can be given for this class.
244
3. — Building plots, ready for construction of houses. Prices of
these vary according to {a) The system adopted for con-
struction ; system of 5-storied building fetches 50-70 marks
per square metre in the working-men's districts ; system of
3-storied buildings fetches 20 to 30 marks. (&) District of
town where the land is situated. High class district, of
course, fetches more than working-class district.
Holland. — An average cost for the whole countrv cannot be
given, but in Amsterdam, £3,000-£ 18,000 ; Utrecht, £900-£3,000 ;
Zwolle, £l,000-£2,500 ; Leeuwarden, £650-£l,000 ; Enschede,
£l,500-£2,000;
Italy. — Francs 20 per square metre at Rome.
What is the average cost per hectare of Building Land when
roads have been made ?
Austria. — Information not supplied.
Belgium. — It is impossible to answer this question, because the
cost of land depends on its situation and other local circumstances.
As a rule the price of land is increasing most rapidly in the case of
dispossession for healthv purposes. At Brussels the cost of land
per square metre in unhealthy areas amounted to 100-190 francs.
England. — The cost of building land after roads have been made
varies from Is. per square metre in small villages to 20s. per square
metre in the large towns, but the greater number of workmen's
houses are built on land costing between 3s. and 10s. per square
metre.
France. — Information not supplied.
Germany. — See above.
Holland.— Amsterdam. £10,000-£ 12,000 ; Utrecht, £4,000-
£5,000 : Zwolle, £2,000-£2,500 : Deventer, £3,000-£4,000 ; Enschede
£2,500-£3,000.
In the case of Amsterdam a square metre building site will cost
£2 10s., as only about 40 % can be covered with buildings. In the
other towns the proportion will be more favourable.
These prices are for one H.A. the building sites inclusive streets
and squares.
The Amsterdam figures are taken from a report of the Director
of Public Works on the extension of the town and are calculated
with the interest on the money during the building and leasing.
Italy. — Francs 50 per metre.
The Average Cost per hectare of Agricultural Land is very
variable.
Austria. — Information not supplied.
Belgium. — 1,000 francs for mediocre land ; 3,000 francs for
average ditto ; and 5,000 francs for first-class land.
England. — Tlie cost of Agricultural Land varies from £30 to
£500 per hectare, but the prices generally paid are between £50 and
£100 per hectare, and the average of recent sales has been about £60
per hectare.
France. — There are farms which sell for 200 francs per hectare,
and others for 10,000 francs. The conditions are so variable that it
is impossible to make comparisons.
Germany. — See above.
Holland. — Very poor and uncultivated soil (heather), far from
any centre, £2-£8 a H.A. ; poor soil cultivated, £10-£60 a H.A. ;
grass and arable land, £150-£350, medium, £250 ; garden, bulbs,
cabbage, £500-£ 1,100 per H.A. ; gardens near towns perhaps £1,500-
£2,000 per H.A. All these prices are for agricultural use.
Italy. — Fr. 0.50 per square metre.
When land-owners have been compelled to sell land, the price
is fixed as follows : —
Austria. — Information not supplied.
Belgium. — In case of dispossession, if the price of land is not
fixed by agreement, it is fixed by the tribunals following its real
value.
England. — By arbitration or a jury based upon the value
estimated with an extra allowance, generally 10 per cent., for com-
pulsory purchase.
France. — By a jury.
Germany. — By estimate and valuation ; but if not accepted,
then by the courts of law.
Holland. — The price is fixed by the judge. The Housing Act
declares that only the real market value has to be paid.
Italy. — The price of land is fixed bv experts. By the special
law for the improvement of Naples, 1885, land is valued on the
average of the market value and the rent for ten years last. If it
is not possible to ascertain the rent, then the price of land is its
rateable value.
Cost of land per square metre in unhealthy areas acquired by
City Councils for clearance of insanitary dwellings ?
Austria. — Information not supplied.
Belgium. — Prices are very high and very variable, in Brussels
such land has cost from 100 to 150 francs per square metre.
England. — See pp. 59, 61 and 155, Housing Handbook.
France. — Information not supplied.
Germany. — No definite figures.
246
Holland. — No exact figures can be given. Until now these
areas have not been bought compulsorily. Amsterdam paid £4 4s.
and 15s. 4d. on another occasion. Kampen paid 2s. 4d.
Italy. — Land covered by buildings costs when expropriated in
clearing unhealthy areas from £1 to £25 per square metre, but in
the greater number of cases has been between £4 and £8 per square
metre.
THE PROPORTION OF BUILDING SITES THAT MAY BE
COVERED BY BUILDINGS is settled as follows :—
Austria. — In the greater number of cases, 85 %.
Belgium. — In towns and other important localities, the height
of buildings is in suitable proportion to the width of the streets ;
generally speaking, a building may have as height, the width of the
street plus 6 meters. In the same localities 1/5 of the building site
may not be covered b3' buildings.
England. — There must be 24 feet of open space along the entire
frontage of the building, and there must be a clear depth of open
space behind, varying according to the height of the building from
10 to 25 feet, with a minimum area of at least 150 square feet.
France. — There is no rule in this matter, but the free space
opposite a window must be over 4 metres and in Paris sometimes
8 metres.
Germany. — {a) Maximum regulations — 75 %.
(b) Minimum regulations — 50 %, in a few cases 40 to 331 %.
(c) Medium regulations {i.e., the greater number of regulations)^
For the town-extension districts, 67 to 50 %.
Holland. — Apart from streets and squares, the maximum will
be 4/5ths and the minimum in rural districts will be sometimes
l/5th, but in the greater number of regulations is 3/4ths.
Italy. — Under the regulations of 1904, the court-yard surface
of working-class houses shall be no smaller than l/5th of all the
area within the limiting walls. In Rome, court-yards shall have
neither side shorter than l/3rd of the length of the building, nor an
area smaller than the square of the shorter side. In Turin, the
court-yards' area must be no smaller than l/4th of the area within
the limiting walls. The proportion of building site that may be
covered b}^ buildings is 2/3rds.
NEW STREETS AND ROADS IN WORKING CLASS DISTRICTS.
Austria. — Information not supplied.
Belgium. — No town has constructed quarters devoted entirely
to working-class dwellings. The country has (1) Government
Roads paid for b\^ the State ; (2) Provincial Roads paid for by the
Provinces ; (3) Parish Roads j^aid for by State, Province and
Commune together.
247
For new districts added to towns the cost of streets is paid either
by the land-owners or the Communes, but in the last-named event,
a rate is levied to meet the cost in alternate 3'ears.
England. — AU streets used as carriage roads must be at least
36 feet wide, except secondary approaches which may be 24 feet
wide. Owners settle position and direction and pay for new streets
and give the necessary land, but the local authority may construct
or improve them and recover by periodical charges called " Private
Streets Improvement Rates."
France. — ^The town of Paris does not allow any streets less than
12 metres wide. As a rule the owners pay for new streets in pro-
portion to frontage, but this is not always the case in rural districts.
Germany. —
Total
area.
BuUd-
ings.
Streets,
roads,
railwys.
Parks.
Ceme-
teries.
Rivers.
Waste
land.
Berlin
ha.
6350
ha.
3000
ha.
1820
ha.
360
ha
60
ha.
100
ha.
1009
Aachen
3915
371
296
34
14
13
3187
Francfort
9390
1145
768
35
45
158
7238
Gorlitz
1784
217
246
61
33
26
1201
Mannheim
6606
579
510
84
30
623
4781
Liibeck ...
2972
370
254
32
10
249
2)56
Freiburg ...
5285
292
313
68
30
40
4542
To make out percentage of building to streets, roads, and rail-
ways, the waste land should be deducted from the total area.
Mark the differences betwen he single towns.
The cost of street -making per unit room depends on width of
street and class of pavement (asphalte, wood, granite). No definite
figures available.
The adjacent owners pay the cost of new road of various kinds,
but the cost may be advanced by municipality and recovered from
adjacent owners.
Holland. — In the development of working-class districts, the
proportion of the total area of building sites devoted to new streets
is on an average about 2/5ths. The owner of sites pays the cost of
new streets, but in small towns a part is often defrayed by the
■community.
The cost of street-making depends on the surface, but 7s. to 10s.
per square metre will be a fair average. In many towns the sites
must be brought on a decent level which may cost from 5s. to 6s.
per square emter in towns like Amsterdam and Rotterdam. (The
whole site and not the streets a one has to be raised.)
Itaty. — In Turin no new streets may be narrower than 15 metres.
Article 43 of the Regulations of 1904 prescribes that all street works
for working-class houses shall be made by the municipality.
Cost of Roads and Sewers.
Very little information is forthcoming about this most impor-
tant item, but in England where the new roads are generally about
12 metres wide, the cost of street works, including canalisation, varies
from 5s. to lOs. per square metre of road surface, and from £500 to
£2,000 per hectare of the total area of the building land developed,
the greater number of workmen's houses in the suburbs being built
on land which has been provided with the necessary roads and
sewers at a cost of about £1,000 per hectare of the total land devel-
oped.
Expressed in terms of cost per room, the figures shew that the
cost of making streets, exclusive of the value of the land, varies from
£5 to £10 per room, and the cost in the first instance of the total
area of land dealt with varies from £2 to £20 per room, thus making
a total site cost of from £7 to £30 per room, but the greater number
of sites cost a total of about £10 per room.
THE STATE HAS LENT MONEY FOR HOUSING PURPOSES
AS FOLLOWS :—
Austria. — None.
Belgium. — The State as such has not lent money for housing
The working classes, but the law of 9th August, 1889, has authorised
the general savings banks to make loans for that purpose. Up to
the 1st January, 1907, the savings banks lent {a) to towns, 574,200
francs ; (6) to societies, 71,644,447 francs ; (c) to workmen
(upon security for 1/3), 163,727 francs.
England. — The municipalities have borrowed about £4,500,000
for slum-buying, and £4,500,000 for housing, but most of it has been
borrowed in the open market. The Government through the Public
Works Loan Commissioners have lent £2,318,765 to towns and
£1,619,929 to societies, companies and individuals for housing
purposes — the houses being let and not sold as a rule. Under the
Smah Dwehings Acquisition Act, 1899, the sum of £82,500 has been
lent to workmen for acquiring the ownership of their houses.
France. — On the 31st December, 1906, there had been lent
by the Savings Banks, 5,828,851 francs ; charitable institutions,
350,000 francs ; Caisse des Depots, etc., 6,467,000 francs. (The
Marseilles Savings Bank alone has lent 55,475 francs to individuals.)
Germany. — To Societies (building societies, constructing houses).
{a) B\' the German Empire, 25 million marks.
(b) By the Prussian State (up to 1907), 36h miUion marks. Loans
are a'so granted by other States — Bavaria, Saxonv, etc.
(c), By the Public Boards of Insurance against invalidity (1906),
173 million marks.
249
All the above has been lent to building societies. The Empire and
the States, as a rule, give the loans on the condition that the houses
constructed are to be let to officials and working men in the State
service. State administrators, State railways. Imperial Postal
service, etc.)
The Boards of Insurance, on the condition that the houses are to be
let to persons to whom the Imperial law of insurance applies.
Holland. — (a) To Towns — The State only lends to local authori-
ties who can build themselves or hand the money over to societies
and companies. The Housing Act is only beginning to work in this
regard and much difficulties had to be overcome before everything
was settled. £40,000 has been granted until now and some
£110,000 more is voted by the local authorities and apparently
wiU be granted within a few months.
(6) to Societies, nothing ; (c) Direct to workmen, nothing.
Italy. — National Exchequer does not lend money for housing.
The Rate of Interest charged by the State for money lent for
Housing purposes is as follows : —
Austria. — No money lent.
Belgium. — ^To Towns, 3.25 % charged by the Savings Bank.
To Societies of credit for lending to others, 3 %. To Societies for
construction possessing real estate, 3.25 %. To Workmen or
individuals direct, the rate was formerly 3 %, but these loans are no
longer made.
England. — Var^dng from 2| when the market rate was 2J to
4^, but always above the market rate.
France. — The Savings Banks generally lend to Societies at
between 3 and 3h %. The Societies generally lend to individuals
at 4 %, but some loans are at 4-| %.
Germany. — (a), (b) Empire and State : 3 % interest and 1 %
sinking fund, to societies consisting of employers of government
serv ce on y.
(c) Boards of Insurance, 3-4| %.
Towns and Municipalities also advance money to building societies.
In 1903, in the Province of Rhineland, 57 municipalities had ad-
vanced money or stood security for construction of workmen's
houses. The same policy is to be found among the municipalities
in the Grand Duchy of Hessen, in Saxony, Baden, etc.
In agricultural and town-extension districts of Prussia, the law on
small holdings is now being applied for creating small holdings for
workmen, the purchase-money and capital for building being ad-
vanced to the holder. As the application of the law to working
classes is only beginning, no figures can be given as yet. Examples :
County of Dortmund ; district of Segeberg, province of Posen
Holland. — (a) To Towns. At market rate. The exchequer
here has to pay about 3|%.
Italy. — No information.
250
The number of years allowed by the State for the repayment
of loans is as follows : —
Austria.— No loans granted.
Belgium. — The Savings Bank allows (a) Towns, 25, 40, 60 or
66 years, (b) Societies, 10, 15, 20 or 25 years, (c) Individuals,
10, 15, 20 or 25 years.
England. — Before 1905 about 85 per cent, were for 40 years
and under, now the usual periods are 60 years for buildings and 80
years for land.
France. — Generally 25 years for separate houses and 40 years
for collective dwellings.
Germany. — {a), (&), Empire and States — 47 years,
(c) Boards of Insurances : periods vary.
Holland. — Fifty years. This is generally regarded to be a
much too short period and the Minister of the Interior has promised
to introduce a law to prolong this period to 75 years.
Italy. — State does not lend.
TAXES CHARGED UPON WORKING-CLASS DWELLINGS
upon buying and selling premises : —
Austria. — No information.
Belgium. — The taxes of enregistrement and of mortgage
transactions are respectively 5.50 and 1.25 per cent.
Reduction of one-half for working-class dwellings under the law
of 1889.
England. — Practically nothing — lawyers get the equivalent of
such taxes in costs of conveyance.
France. — 7 % cf the selling price on changing hands.
Germany. — No information.
Holland. — Purchase Tax, IJ % ; Registration, 2 %.
Italy. — 1 % on the value, but working men buying their dwel
lings only pay ^.
Taxes charged upon the Tenants each year : —
Austria. — No information.
Belgium. — The personal taxes charged by the State government
are as follows : —
(a) 5 % of the assessable value, which is less than the gross
rental.
(b) 1 to 2.28 francs according to the population of the commune
and the number of doors and windows.
(c) 1 % of the assessed value of personal estate (always below
the actual value).
251
The total taxes charged by provincial and local governments are
equal to the total taxes charged by the National government.
Working-class dwellings, the assessed revenue of which does not
exceed a rate fixed according to the local population, have no
personal tax or any similar one to pay to the local, provincial or
National governments (laws of 9th August, 1889, and 18th July,
1893).
England. — The expenses of local government amounting to
from 20 to 25 per cent, of the rent are charged on the tenants.
France. — Two to thirteen per cent, each year.
Legally there is no difference between working-class dwellings
and others, but the Communes in assessing the tax are authorised
to make slight reductions for low rents, but the arrangements for
carrying this into effect are very complicated. In Paris all rents
are exempt from the " contribution mobiliere " where the value
is below 500 francs.
Germany. — No difference.
N.B. — For Berlin, taxes on houses, for sewers and water supply,
cost of maintenance and repairs of house, losses on empty premises
and on rent, in fact all charges and expenses, are generally estimated
at 10 % of the rent.
Holland. — In the very poor houses the tenants pay nothing, in
the better houses the tenants pay some taxes, depending on the rent
of their dwelling, but no average can be given as all depends on the
locality and the percentage is only levied from a reduced rent.
When for instance in a certain district, houses of a rateable value
of £4 are exempted, the rent of the better houses is reduced by £4
in the calculation o their tax.
Italy. — No information.
Annual Taxes charged upon owners : —
Austria. — No information.
Belgium. — The State Government charges 7 % of the assessable
revenue which is less than the gross rental.
England. — Very light.
France. — Nine to sixteen per cent, of rent, according to the
commune.
Dwellings constructed according to the conditions of the laws of
1906 are exempted for the first 12 years from property tax, and the
tax on doors and windows. This reduction is in favour of the owner.
Germany. — 1 to 2 % of saleable value in a great number of
Prussian towns. Rates are higher in Bavaria, Saxony, Alsace,
where the tax is assessed by Government. The old Prussian tax on #
" assessed value " of houses is being abandoned. Towns in Prussia
are applying now the tax on " saleable value " of houses, agreed to
yearly according to the requirements of budget, varying from 1| per
252
mille to 4 per mille each year. Then there is a tax for sewers and
for water supply.
Holland. — From 4 to 1 1 % from the rateable value (corresponds
with lOd. to 2s. 4d. in the £).
Italy. — Nothing for 5 years in the Kingdom, and for 10 years at
Rome.
Special Site Tax laid on Plots not yet covered by Buildings.
Austria. — No information.
Belgium.^The Property Tax is applicable to such plots, but
it is a very small one.
England. — No special site tax.
France. — There is no tax on unbuilt-on land except at Paris,
where there is tax on gardens ! but this has mainly a " sumptuary "
character.
Germany.- — Some towns have established a tax on the " increase
of value of land " (Wertzuwachssteuer, Franckfurt, Cologne,
Gelsenkirchen, etc.) The number of towns charging the tax is
increasing. Rates are generally from 4 to 10 % of the increase of
value.
Holland. — No. But those sites form part of one's fortune and
taxed as such, though very low.
Italy. — Municipalities may be empowered by the Government
to rate a tax on plots not yet covered by buildings, and no more
than 1 franc per cent, of their value.
The Ratio of Total Taxes to the Rent is as follows :—
Austria. — No information supplied.
Belgium.— Variable.
England.— From 20 to 25 per cent, of rent.
France. — See paper by M. L. Ferrand.
Germany. — English rates should not be compared to German
rates, owing to the difference of system and the great number of
taxes in Germany. House tax is heavier in England. On the other
hand, direct and indirect taxation is heavier for the working classes
in Germany. Income tax in Germany begins at an income of £45
to £60 with a progressive scale from 2 to 4 %, municipal taxation
adding an increase of 100 to 200 % according to the local rate.
Other direct taxes and the charges of the protectionist system are to
be taken into account.
Holland. — For owners it will be in the future 4| % of the
supposed rent. For tenants information difficult to give, but
the tax is very light for the really small houses.
Italy. — No information, but see paper by M. V. Magaldi.
25S
LIMITATION OF A MAXIMUM NUMBER OF ROOMS PER GIVEN
AREA.
No countries have made building regulations prescribing a
maximum number of rooms on a given area of building land, but
all have endeavoured to secure a certain amount of open space by
other means.
AREA OF ROOMS.
Austria. — The law of 1902 prescribes for workmen's dwellings
favoured by it a minimum area of 16-25 m^ for one room ; 20-35 m'^
for two rooms, 30-80 m^ for three or more rooms.
Belgium. — ^There is no minimum area prescribed for rooms by
the regulations.
England. — No minimum area prescribed.
France. — No minimum area is prescribed, but no room may be
constructed of less than 25 cubic metres cubical contents.
Germany. — No information.
Holland. — As a rule the building bye-laws prescribe that every
dwelling shall have at least one room of at least 14 square metres
(max. 20, min. 12 metres). Other rooms have to measure at least
6 metres or are left apart. ^lost bye-laws further prescribe that the
whole house has to measure at least, say, 30 square metres.
Italy. — Eight square metres (and 25 cubic metres).
HEIGHT OF ROOMS.
The height prescribed for rooms is as follows : —
Austria. — (a) Maximum regulations, 3.20-3.50m.
(b) Minimum regulations, 2.20-2.60m.
(c) Medium regulations {i.e., the regulations most generally in
force), in the towns, 3m. ; in the country, 2.60m.
Belgium. — Most of the local regulations in use prescribe at
least 3 metres for the ground floor, and ordinary floors above with
2.50 for underground rooms, and 2.60 for the entresols.
England.— Varying from 2.34 to 2.75 and 2.90.
France. — A minimum of 2.60 is prescribed, but this figure b
generally exceeded and averages 2.90.
Germany. — (a) Maximum regulations — 3 metres.
(&) Minimum regulations — 2.80 to 2.50 metres,
(c) Medium {i.e., the regulations most generally in force) — 2.80
metres.
254
Holland. — (a) Maximum regulations 3 metres from the floor
to ceiling or beams ; in a very few cases 3.25 metres is prescribed.
{b) Minimum regulations, 2.50 metres measured as heretofore,
this minimum is an exception, 2.60 might be the real minimum.
(c) Medium, 2.80 metres measured as before.
Italy. — Minimum, 3 metres.
THICKNESS OF WALLS.
The figures ordered by the building regulations for the t lickness
of walls are as follows : —
Thicknesses in Centimetres.
1st
2nd
3rd
4th
Storey.
Storey.
Storey.
Storey.
AUSTRIA (Vienna)—
cm.
cm.
cm.
cm.
Five or more storeys :
Maximum
90
75
75
60
Minimum
75
60
60
45
Four or more storeys :
Maximum
75
75
60
60
Minimum
60
60
45
45
Three or more storeys :
Maximum
75
60
60
— .
Minimum
60
45
45
—
Two or more storeys :
^Maximum
60
60
,
Minimum
45
45
—
BELGIUM—
(following local regulations)
Minimum —
Less than 15 metres high
Front wall
38
28
28
28
Back wall
28
Gable
28
—
—
—
More than 15 metres high
Front wall
46
38
28
28
Back wall
28
28
Gable . .
28
28
—
—
255
ENGLAND—
Height up to 25 ft.
Height up to 30 ft.
Minimum
Maximum
Height up to 40 ft.
Minimum
Maximum
Height up to 50 ft.
Minimum
Maximum
1st
Storey.
cm.
36
36
54
54
72
72
86
PRANCE—
There are no regulations prescribed
GERMANY—
One brick=25 cm.
Five or more storeys :
Maximum
Medium . .
Holland-
No information.
ITALY—
Five or more storeys
Maximum
Medium . .
Minimum
Four storeys :
Maximum
Medium . .
Minimum
Three storeys :
Maximum
Medium . .
Minimum
Two storeys :
Maximum
Medium . .
Minimum
77
64
64
51
44
33
33
44
33
22
33
22
22
22
18
11
2nd 3rd ; 4th
Storey. Storey. Storey.
cm.
33
36
54
54
54
54
72
bylaw on
51
51
33
33
22
33
22
22
22
18
18
22
18
11
36
36
54
54
54
this sub
51
38
36
36
36
54
ject.
Sto ey.
38 38
Roof.
25
38 —
33
22
22
22
22
22
22
18
18
22
22
22
18
18
18
256
EXTENT OF ACCOMMODATION AND OVERCROWDING.
Austria. — According to the census of 1900 there were in Vienna
1,363,298 persons Hvmg in 319,139 dwellings, and of these 592,134
persons or 43 per cent, lived in 161,063 dwellings of one room or
one room and kitchen.
Of these last there were 165,000 persons living in 27,397 dwellings
under conditions of overcrowding, i.e., six or more than ten to a
dwelling of one or two rooms. Altogether from 200,000 to 250,000
or one-fifth to one-sixth of the population of Vienna were over-
crowded on this basis.
One-fourth of the housing accommodation is in the form of sub-let
dwellings or lodgings and no fewer than 170,709 men or 12.5 per
cent, of the Viennese population lived in the dwellings of other
people.
A fourth of the people occupy dwellings on short tenancies subject
to a fortnight's notice, which in the great majority of cases does not
exceed 14 days. The greater number of the working classes lead a
nomadic life and cannot possibly develop home life in the best sense
of the word.
Things are no better in Prague and especially in the suburbs.
Zizkow, the largest of these, had 2,545 dwellings containing 18,622
persons, or 42 per cent, of the population, overcrowded. In 60
Austrian middle towns, 150,519 out of 226,526 dwellings or 63 per
cent, had not more than one room or one room and kitchen, while
25 per cent, of these were overcrowded.
Belgium. — There are no general statistics, but in the whole
country there are 503 persons per 100 dwellings ; in the metropolis
798 persons per 100 dwellings, and in the urban and rural districts
from 449 to 586 persons per 100 dwellings according to the popula-
tion of the district.
England. — The census definition of overcrowding is more than
two persons to a room counting two young children as one person.
In 1901 there were in England and Wales, 2,667,506 persons living
in 392,414 overcrowded dwellings. There were 507,763 persons
living in 251,667 one-room dwellings and 2,158,644 persons living in
658,203 two-room dwellings.
France. — Information is not available as to overcrowding — an
attempt was made to get figures for Paris, but it must be accepted
with caution.
Germany. — The English measure of calling " overcrowded "
a tenement containing more than two occupants per room, cannot be
applied to Germany at all. It is difficult to say how many of the
wo kmen's dwellings would not be overcrowded, in this case. Tak-
ing four occupants as a measure, the figures for Berlin (in 1900)
were : —
Tenements consisting oi" one room and kitchen.
°p"rVTn? 4 5 6 7 8 9 1011121314
Number of 35 917 23,024 12.108 5,511 2,281 820 270 77 13
Tenements
257
For Prussian towns, in 1900, a considerable percentage, varying
irom 10 to 24 per cent, of tenements consisting of one room or of one
room and kitchen had 6 and more occupants.
PERCENTAGE OF DWELLINGS.
One
room.
Two
rooms.
Three
rooms.
Four
rooms.
-
Fiverooms
and over.
Austri a :
Centre of Metro-
polis
Urban Districts . .
England : —
Whole country
Metropolis
Urban Districts . .
Rural Districts . .
Holland :—
Whole country
Metropolis
Urban Districts
Rural Districts . .
6.07
28.4
2
20
2
6
281
19
23.1
33"
32.23
36.0
8
27
9
6
30i
251
301
31
28.33
15.3
11
21
12
11
171
22.^
isi
161
11.86
8.3
24
10
24
26
151
24
17
131
21.51
12.0
55
22
53
57
Six and Over
Seven. Seven
4 4
5 4
5 5^
31 2^
Berlin.
Ham-
burg.
Mun-
chen.
Leipzig.
Dres-
den.
Breslau.
Germany : —
One Room, in most
cases kitchen extra. .
Two Rooms, in most
cases kitchen extra
0/
/o
50.41
28.11
0/
/o
23.83
31.20
0/
/o
27.82
30.13
/o
26.95
36.35
0/
47.40
30.30
0/
/o
43.51
26.60
See note N.B.
Three Rooms
Four Rooms
Five Rooms
78.52
21.^8
55.03
44.97
57.95
42.05
63.30
36.70
77.70
22.30
70.11
29.89
The one and two room tenements form the bulk of the dwellings in
large towns, amounting as above up to 78| % of the total.
N.B. — No general definition of the word " room " can be given.
In the greater part of German statistics, especially in Northern
Germany, the word is applied to rooms fitted with a stove only
(heizbares Zimmer), so the kitchen is, then, not included. This
should be accounted for, if comparing with English statistics.
L
258
The DEATH RATES in the various countries are
Death Rate
Tuberculosis
Infant Deaths
per 1000,
Death Rate
per 1,0 )0 births
all causes.
per 1,000.
(in the 1st year).
The whole country : —
Austria
24.1
3.36
188
Belgium
18.9
1.30
160 .
England
16.2
1.24t
145
France . .
19.4
—
—
Germany
*2M
2.07
194
Holland
15.31
1.79
131
Italy
22.25
1.59
403
The Metropolis : —
Vienna
19.9
4.18
185
Brussels
18.9
—
—
London
16.2
1.60t
146
Paris
-
—
—
Berlin
—
—
—
Amsterdam . .
13.66
1.83
110.1
Rome , .
—
—
—
Urban Districts : —
Austria
28.8
4.67
—
Belgium
20.06
—
—
England
17-90
1.37t
158
France . .
—
—
—
Germany
—
—
—
Holland
11.56 to 24.97
1.82 to 2.9
58.1 to 258.4
Italy
—
—
—
Rural Districts : —
(under 2,000 mhabitants)
Austria
24.0
2.89
—
Belgium
18.04
—
—
England
13.54 .
1.16
117
France . .
—
—
—
Germany
—
—
—
Holland
11.56 to 24.97
1.82 to 2.9
58.1 to 258.4
Italy
—
* Average of 10 years.
t Phth. sis only — all forms of tuberculosis amounted to 1.777 for England
and Wales
25Q
MUNICIPAL DWELLINGS.
Belgium. — Only one commune (St. Giles) has up to now built
dwellings for the working classes.
England. — 12,165 block dwellings with 27,523 rooms : 2,507
tenement houses with 6,068 rooms ; 2,004 cottage flats with 5,747
rooms ; 3,830 cottages with 17,611 rooms — Total, 20,506 dwellings
with 56,949 rooms. Ireland.— 20,634 cottages.
France. — No dwellings built by municipalities ; there is a
strong opposition to this in France.
Germany. — Freiburg, Ulm, ^lulhausen, Diisseldorf, Strassburg,
Lamprecht, Schweinfurt, Miilhausen, Emden, Apenrade, etc., for
employees of municipality only. Mannheim, Karlsruhe, Worms,
Niirnberg, Heidelberg have all built municipal dwellings.
Holland. — Volendam built 10 dwellings ; Vries 1 dwelling, and
Franeker 20 dwellings in 1905. Franeker will build 30 dwellings,
and Hellendoorn 6 dwellings in 1907. The new Dutch Housing
Law favours " Societies of public utility " rather than munici-
palities.
Italy. — Dwellings have been built by the towns of Carrara,
Fermigano, ]\Iilan, and Parma.
BUILDING COST.
The cost per room for building cottages varies as follows : —
Rural Dist.
Small Towns
Large Towns
£
£
£
Belgium
25
50
60
England
France . .
30
32
50
60
60
German}^ . .
Holland
25
30
48
Italy
—
54
62
Brussels. — Three-storey houses built in the suburbs by a Society,
cost from £12 to £15 per square metre or from 13s. to ISs. per cubic
metre.
Four-storey houses cost from £11 to £14 per square metre or
irom lis. to 15s. per cubic metre.
[The site cost of dwellings in Brussels varied from 8s. 6d. to 27s.
per iquare metre.]
Cost of Building Block Dwellings : —
Be gium, £70 ; England, £90 ; France, £52 ; Germany, £ — ;
Italy, £40 to £50. The quality and nature as well as the size of the
26o
rooms provided vary considerably, so that these figures must not ber
used as the basis of comparison between one country and another,
but only as a rough indication of the cost in the country concerned.
In England the rooms are as a rule smaller than in other coun-
tries, the contents varying from 30 to 40 cubic metres, the most
common size being 33 cubic metres.
The average COST OF BUILDING per square metre :—
Germany. — (a) Houses for one family in Rural districts : —
Small towns, middle towns : — 90 marks (IJ storeys).
{b) Tenement Houses (3 storeys) : —
Small towns, 54 marks ; middle towns, 51 marks ; large towns,
53 marks.
(c) Block dwellings (four or more storeys) per 1 square metre of
each storey : — Middle towns, 67 to 77 marks ; large towns, 55 to
69 marks.
The above figures are taken from houses mortgaged by the
Imperial home department and built in different parts of Germany.
Figures given by a Building Inspector shew that the cost of
building per 1 square metre for houses of 1 storey, 81.7 ; 2 storey,
73.7 ; 3 storey, 70.3 ; 4 storey, 70.7 ; 5 storey, 72.3 marks.
Holland. — In the great centres of population there are tenement
houses and blocks, though the latter are scarce and not to compare
with the gigantic blocks in Berlin or Vienna. In the smaller towns
and in the rural districts the cottage is still all-prevailing, and
dwellings for more than one family are seldom built, but in some
towns there are a lot of old and dilapidated houses left by the better
classes and occupied by three, four or even more poor families.
The building costs per square metre vary in the rural districts,
for well built but plain and simple houses from £1 10s. to £2 16s.
and a fair medium might be £2 8s. In the smaller towns the costs
are about £2 to £3 with a medium of £2 15s. These prices are paid
by building societies, and a jerry builder would pay from 10 to 20
per cent, less and build 30 per cent, worse. In each case the above
prices are for one-storied cottages with a timbered roof and two or
less bedrooms in that roof. The area is generally 30 to 40 square
metres.
In Amsterdam and other cities the cost per square metre is
higher, and the accommodation is less, because of the different type
of building causing a loss of area in staircases, etc. The costs of
streets, sewers and sites are also greater, while the working expenses
are heavier through empties and losses of rent.
THE RENTS OF WORKMEN'S HOUSES vary according to
the number of rooms they contain and the district in which they are
situated, as follows : —
In Belgium the dwellings provided by societies and otherwise
for workmen become in most cases the property of the workmen .
26l
Other rents are as follows :^
One room. Two rooms.
Three rooms. , Four looms.
HOLLAND— Weekly
Capital and large
cities
1/8 2/- 3/-
2/6 3/6 5/-
3/6 4/- 6/-
4/2 5/10 7/-
Small cities and pro-
vincial towns
lOd. 1/8 2/6
1/8 2/4 3/4
3/4 4/2 4/7
3/9 4/2 5/5
Rural districts
5d. 1/2 1/8
1/- 1/5 2/1
1/8 2/1 3/-
none.
ENGLAND— Weekly
Capital and large
cities
2/- 3/- 6/-
3/6 5/- 6/-
6/- 8/- 10/-
8/- 10/- 12/-
Smaller towns
2/6 3/9 5/-
3/- 4/- 5/6
5/- 6/- 8/-
Villages
— — —
— — —
1/6 11- 3/-
1/6 3/- 4/6
ITALY— Monthly
Naples
9/ 13/6
12/- — 27/-
17/6 — 3V-
— — —
Small cities
1/4 — 14/-
1/6 — 16/6
3/- — 24/-
— — —
WAGES in the building trade vary as follows in the principal
capitals : —
Bricldayer or
Mason ...
Carpenter
Joiner
Painter ...
Unskilled labourer
Vienna.
4/- to
4/8
4/5 to
4/7
4/-
4/- to
4/1 p.d
2/4 to
2/6 p.d
Brussels London! Paris.
Amster-
Berlin. | dam. Rome.
4/9
1/8 to
II-
lOd.
to
I I0|d.
per
hour.
1/8 to 7d. to
11- p.d. Sd.
— , 7d.
per hr.
30 i 5d. to
to 7d
40
marks 4-Jd to
per 5d. p.h.
week.
3W. to
4 id.
2/6
per
day.
1/S to
!/-p.d.
In the small towns of Germany, Bricklaj'ers and Carpenters are
paid from 20 to 25 marks a week.
262
In England most workmen have to pay 20 to 30 per cent, of
their wages in rent — sometimes more.
In the small towns of Holland, wages are — Masons, 5d. ; Car-
penters, 3-^d. to 4|d., and Labom-ers, 3d. to 4d. per hour. In the
rural districts the figures are : Masons, 2|d. to 4^d. ; Carpenters,
2Jd. to 4d., and unskilled labourers, l|d. to 3d. per hour. Similar
proportionate reductions are found in other countries.
SUPPLEMENTARY.
Norway. — The chief sanitary rule for all new quarters in
Christiania is that the streets should be North and South, so that
all rooms in houses should get some sun. If adjoining owners
arrange, or the area belongs to one owner, the normal breadth of
two house areas (or depths of covered site) and one street of 20
metres is 42 metres, or in the case of older streets, of 15"70 metres,
a breadth of 37-70 metres or sometimes 32-50 metres. If another
building is erected on this area, the unbuilt-on ground has to be so
big that it becomes more expensive, A building section or estate of
normal size and shape is a rectangle about 100 metres by 42 metres
with a carriage way down the middle of the plot through the centre
of the short ends, and with an interior courtyard about 78 feet by
20 feet. New streets have been cut through old quarters and old
houses taken down, and the new rules enforced for new ones, which
tend to empty the old tenements so that the latter will not let.
The municipality has often hastened the work of improvement by
buying old narrow alleys and single houses Where old buildings
have been declared unfit for habitation, it has destroyed them and
used the areas for open spaces and streets.
In 1894 two funds were created to lend money. (1) To help in
acquiring a house. (2) To help in acquiring land in small parcels.
But only the first was made use of.
In 1903 a bank was set up which lends (1) for acquisition of
small holdings up to £150 at 3h% with amortisation in 47 years,
the first five years' payments being excused ; (2) to acquire their
own houses up to the value of £110 at 4%, to be repaid in 28 years,
and no part repaid in the first two.
Although the sums lent have been small in proportion to the
total cost, yet the Bank has done much good. Unfortunately the
State demands the guarantee of the commune as well as mortgage
security.
Wooden Houses.
A Society was started in 1900 by printers with the object of
getting members their own homes in Christiania, and began by
buying 600 hectares outside the town, each house to have two
hectares. Already 54 have been built and 28 measured out. They
263
are wooden houses with tiled roofs in different styles, generally with two
rooms and kitchen below, and three above. The Society is Co-operative
and has a Committee. Rents are from ^11 to ;^13 a year, and this
covers interest and paying off capital. In 18 to 20 years the tenants
will own their houses. The 550 inhabitants have introduced various
Co-operative arrangements for the supply of goods and management of
the houses. The cost of houses was ^11,000.
SWEDEN AND TOWN PLANNING.
The following extracts from the Swedish Building Law of 1874 will
give an idea of its provisions on town planning.
Section 9(1) For every town there shall be prepared a plan for the regulation
of its general arrangements and of the building within it. The plan shall regulate
not only the buildings but the streets, the markets, and other public places
(3) No building which contravenes the regulations of the existing plan must take
place in a town, nor shall a town be extended into a district for which no building
plan has been prepared.
(4) Should the extension of a town into a district which is not included in its
building plan become necessary, or for some other reasons be desired, a plan must
forthwith be prepared for the said district in order that no difficulty may be created
by the erection of buildings before a plan is prepared.
Section 12 (1) The Town Plan must be so prepared that the requirements of
traffic in respect of ample space and convenience shall be supplied ; that the light
and air needed for health shall be provided ; that danger fro/ii fire shall be guarded
against, and that there shall be the open spaces, the variety of construction, and the
beazit}' necessary for aesthetic reasons : For this purpose care must be taken amongst
other things —
(a) That streets shall be wide and shall run in the directions most suitable for
traffic.
(b) That large and suitable sites shall be provided for markets, harbours, and
other places where there vsill be much traffic.
{c) That wide promenades or bottievatds with shrubbevies in the middle, and
roadways on either side, or with other suitable arrangements, shall
traverse the town if possible in various places and in different directions.
(d) That as many as possible other \i\xhX\c planted opoi spaces shall be provided
in the town.
{e) That on the one hand the residential districts shall not be so large or so
crowded with houses as to prevent the free passage of fresh air or to
interfere with the work of extinguishing fires, and on the other hand
that in the said districts the building sites shall be of sufficient size to
allow of the erection of commodious dwellings and the provision of
open and well-ventilated yards.
(f) That where it is found to be possible lines of back gardens shall be so
arranged in the residential districts of the town that there shall be on
each side of the gardens a line of building sites ; and also
{§) That where it is found to be desirable and possible there shall be front
gardens between the houses and the streets.
(2) In no circumstances must the said back gardens and front gardens be built
over or used for any other purpose than that of gardens or other form of planted
space; and it shall be the duty or the surveyor to see that this regulation is enforced.
It shall be the duty of the owners to keep the gardens always in good order.
Section 13 prescribes widths of roads as follows : — Normal width 58i feet.
Specially exempted short streets, roads at sides of boulevards and streets with
buildings only on one side may have a width of only 39 feet. " Streets which have
front gardens on one side or on both sides of them, provided that the distance
between the two rows of houses is at least 59^ feet, may also have a width of not
less than 39 feet."
CHAPTER XII.
GENERAL INFORMATION.
Under this heading will be found a tmniber of useful facts and
figures supplementing many of the particulars given in the Housing
Handbook, or embodying information on various points as to which
the writer has been from time to time questioned by housing reformers
and members or officers of local authorities.
CHEAP TRANSIT.
(See pp. 22 1 to 246 Housing Handbook).
There are indications that the big railways will abandon the area of
excessive competition and short distance traffic in inner London to the
tubes and trams, and will seek financial salvation in the development
of a ring of outer suburbs. The Great Central policy is definitely to
give facilities to such places in the hopes that presently they will grow
and be remunerative. From Beaconsfield, 23 miles out, a morning
train does the journey in 36 minutes, and the season ticket is ;^i4
per annum. The L., B. and S. C. R. issue second class season tickets
to Brighton at ^12 the half-year, and the morning journey is only
70 minutes. Similar facilities are given by other lines for Hitchin,
Watford, St. Albans, Harpenden, and Bedford.
Tube Railways. — Of the lines mentioned on page 237 of the
Handbook, the following were open at Midsummer, 1907, Baker
Street and Waterloo, with extensions to Elephant and Castle, Edgware
Road, Great Northern and City, Charing Cross, Euston, and Hampstead,
Brompton and Piccadilly, with extensions to Great Northern and
Brompton, and part of the district deep level extension to Hammer-
smith. The Great Northern and Strand line was nearing completion.
The enormous capital outlay on these lines has made it difficult to pay
their way at the low fares established, viz., 3d. and 4d. from end to end
of London, with lower figures for intermediate distances.
Electric Tramways. — A comparison of the following table
with the figures on pp. 230 to 235 will show that the cost of con-
struction and working expenses are slightly higher ; the number of
municipal tramway systems, the length of track and the number of
passengers have nearly doubled.
In 1905 no less than 1,780 out of 2,116 miles of tramway were
worked by electricity. It may be added that the profits of tramways,
applied in relief of rates, amounted to about ;^2 10,000 in 1905, or an
amount equal to more than 3d. in the jQ on the rates, and varying
from 2d. in the ;^ at Sheffield to 7|d. in the f[, at Leeds.
265
TRAMWAYS IN THE UNITED KINGDOM.
Local Authorities.
Companies.
1905-6.
1904-5. ,
1905-
1904.
Number.
Number.
Number.
Number.
Undertakings owned
175
174
137
T46
/.
£
£
£
Total capital outlay
37,156,460
32,964,144
21,021,372
19,711,008
Miles.
Miles.
Miles.
M iles.
Lines open
i,49ii
i,3Q5i
748?
721
£
£
£
£
Cost per mile
24,916
23.616
28,072
27,628
Number.
Number.
Nuni' er.
Number.
Undertakings worked
123
'15
127
123
L
£
£
£
Capital outlay
31,147,306
28,477,864
26,305,028
24,164,831
Miles.
Miles.
.Miles.
Miles.
Track operated ...
i,273i
1,199
.9^6
952i
£
£
£
£
Gross receipts
6,853,486
6,089,991
3,789,692
3-827,145
Working expenses
4,323,734
3,873,394
2,512,029
2,691,655
Per cent.
Per < ent.
Per cent.
Per cent.
Ratio to income ...
63-08
63-60
66-28
70-33
£
£
£
£
Nett revenue
2,529,752
2,216,597
1,277,663
1,135,490
Per cent.
Per cent.
Per cent.
Per cent.
Equivalent return on capital
8
n
4i
4S
Miles.
Miles.
.Miles.
Miles.
Car distance run ...
154,965,781
138,572,117
89,183,683
88,706,966
d.
d.
d.
d.
Nett revenue per car mile
3-91
3 •■^3 :
3'43
3-07
£
^ i
£
£
Nett revenue per track mile
1,660
1,848
,1,365
1,192
Number.
Number.
Number.
Nuii.ber.
Passengers carried
f.529>596,438
1,355,366,775
706,416,339
713,547,361
d.
d.
d.
d.
Average fare per passenger
1-05
1-05
I -20
I -21
The Example of Belgium, — It is possible for town labourers
in Belgium to live in remote rural districts and travel daily to and
from their work, owiiig to the cheap fares and weekly tickets issued by
the Government for the express purpose of binding rural dwellings and
town industries together. Excessive prices for land in urban centres
and the erection of block dwellings have been largely checked.
Professor E. Mahaim has given the following interesting facts and
figures on this subject : —
The nation owns 4,046 kilometres of railway out of 4,578, and
will ultimately acquire all.
Belgium has 15 kilometres of main railway and 25 kilometres of
light railway per 100 square kilometres, or one kilometre of main
railway for 1,150 persons and one kilometre of light railway for
LI
266
931 persons. Tramways are also provided to the extent of one
kilometre of tramway for each 5,700 of the population, and the fares
are from five to ten centimes for any distance in each town.
On State railways alone, one-quarter of the working class travel to
and from their work.
Some journeys last three hours — this is too long. Fares are 1/6
per week for a 20 miles double journey each day ; 2/- a week for
44 miles and 2/6 a week for 66 miles.
Interesting diagrams sent to the International Housing Congress
shewed : —
(a) The average length of journey to and fro on the railways
was 12 kilometres in 1872 and 17^ kilometres in 1905.
{/') The total number of journeys made has nearly trebled in
the last 10 years and amounts to 58,060,495, costing,
however, only ^28,368.
{<) The average cost has been 1/3 a week for six double
journeys.
(d) The area of the labour market of Liege extends almost to
Ostend, and out of 5,830 workmen travelling, no less than
1,063 lived more than 50 kilometres from Liege.
Cheap fares in Belgium have stopped the depopulation of rural
districts and the congestion of towns in a very large measure. They
have by opportunities for extreme mobility enabled ownership of
dwellings by workmen to be carried out on a large scale with less
objections on the score of restricting opportunities for work.
The' National Society for promoting Light Raihvays has been often
put forward as a model for the organisation of a National Housing
Society.
Its capital comes from the State, provinces and towns, to the
extend of two-thirds, and from individuals to the extend of not niore
than one-third.
It is managed as a trading concern by a nominated board, on
which the various interests are all represented.
The Government has a voice in the amount of fares (these are
from 5 to 7 centimes the kilometre for short journeys).
Dividends from receipts go first to the shares of the public
authorities.
FREE TRAMWAYS FOR CERTAIN AREAS.
Roads, bridges, and ferries constructed at a large capital outlay and
maintained at a large annual cost, were not free for public use until
comparatively recent years, but now, in the interests of the public, they
have in many cases been made quite free, so that all the working
expenses and the annual charges on capital outlay are defrayed by the
general body of ratepayers. Thus the workman who has no vehicle of
267
his own has to contribute towards the upkeep of means of transit for
the owners of motor cars, carriages, omnibuses, and tradesmen's carts.
At first sight this may appear unjust to the workman, but on second
thoughts it will be seen that while many services maintained at the
public charge, only benefit one section of the community or benefit that
one section more than any other, yet all round justice can be done in
the long run by attending to the needs of all, so that although it helps
to pay for a service which specially benefits B, compensation is obtained
by B helping to pay for a service which specially benefits A, and so
through a multiplication of cases and persons. Thus we now find the
question of free or subsidised means of transit advocated in some
quarters as a set-off against free roads and bridges.
It is, however, much more likely to arise at a very early date in a
partial and tentative form in connection with the development of new
suburban areas on the outskirts of our large towns. Just as free lifts
are part of the normal equipment of buildings where the vertical
extension of dwellings has been fully carried out, so free trams will,
before long, be part of the normal equipment of buildings in certain
districts where horizontal extension of dwellings prevails to a great
extent. It is, of course, only reasonable to urge that experiments in
this direction should a.K first be confined to cases and areas where the
cost of such free trams can be included in the rents of the dwellings
occupied by those who are allowed to travel free. A few statistics as to
the possible working out of schemes of this kind may be suggestive as
to the possibilities in this direction, but they cannot of course be taken
as rigidly accurate, though they are based on the actual ascertained cost
of all the tramway systems in the British Isles.
The cost of equipping suburban land with trams may be taken at
^25,000 per mile for initial capital outlay, or including working
expenses and loan charges, ^5,000 per mile per anmmi. This is on
the assumption that there is in each direction a five minute service for
twelve hours each day, and a ten minute service for another six hours,
or a total of 131,400 car mile per annum, and that the inclusive cost
is 9^d. per car mile — an outside estimate.
It is difficult to say how much land could be served by a mile of
track, but reckoning fifteen minutes' walk as the maximum distance on
either side of the trams, we get an area of say 1,760 by 2,500 square
yards or 1,000 acres, so the annual cost of free tramw^ay equipment
may be put at ^'5 per acre per annum, and this sum capitalised at 30
years means ^150 per acre as the initial capital outlay per acre, that
ought to be sufficient to convert comparatively inaccessible land into
accessible building sites, with free trams running to and fro for 18
hours each day. Now, assuming an average of only four houses to the
acre, this means less than 6d. per house per week rent, to include free
travel, and it is well-known to most students of the question that the
difference in ground rent and other rents caused by a mile or so
2 68
difference in distance is often considerably more than 6d. per house
per week, even when the houses are, in the latter case, crowded
together on the land. The annual cost of free trams in the Metropolis
and large urban centres would, of course, be more than ;^5,ooo per
mile of route, owing to the more costly system of installation and the
more frequent service, and would vary from ;^6,ooo per mile in
Manchester to ;,^i 8,000 per mile in London, but even in the latter
case it may be pointed out that the initial capital outlay on the southern
system of the London County Council Tramways was only ^^3, 000,000
for 30 miles, and that the working expenses in addition were only about
;^45o,ooo per annum for carrying 141,845,555 passengers with the
further result of reducing overcrowding to an enormous extent.
If we compare these figures with the fact that London has spent
over ^3,Goc,ooo in buying 100 acres of slums, besides _;^z,ooo,ooo in
rehousing 36,000 persons, we must readily admit that a vast economy
could be effected by carrying out a combined scheme of land purchase,
suburban housing, and free transit for residents on the new estates or
garden cities, rather than subsidising slum owners and building
comparatively costly and less healthy block dwellings in congested
centres. Put the workman near his work in terms of time, cost, and
readiness of access, and the necessity for rehousing in dear blocks on
dear sites would largely be done away with.
HOUSING FINANCE.
(See pp. T53 to 178 Housing Handbook).
The Public Works Loan Commissioners. — This body gets
its funds from the National Debt Commissioneis, supplemented by the
proceeds of local loan stock, _;^20,ooo,ooo of which has been borrowed
from the Savings Bank — which gives 2^ per cent, to its depositors.
The Commissioners are supposed to assist minor housing authorities
with loans, and also housing companies and societies, as well as
individuals willing to erect dwellings for the working classes. The
total amount advanced for housing purposes up to 31st March, 1906,
is ^^,938,604, viz., ;^2, 3 18,765 to local authorities on the security of
local rates, and ^1,619,929 to companies and private persons on the
security of property.
T/ie period for repavntent is limited as follows : I-ocal authorities,
England and Wales, 50 ytars ; Companies and private persons, Eng-
land and Wales, 40 years ; Local authorities, Scotland, 30 years.
The rates of interest are fixed by Treasury minute from time to
time. From April, 1904, to September, 1907, they were as follows
for local authorities :
Loan period not exceeding 20 years, 3^ per cent, per annum.
!' V 1 3° " Z^ " ''
)) ■) M ^'^ J) 4 11 !)
It )> J) 5'-' !' 4^ !' ))
269
On September 13th, 1907, a Treasury minute reduced these rates to
3I per cent, for 30 years, and 3! per cent for 50 years. The fees
payable to the Board vary from ^\o los. for a loan of ^1,000, and
jQ22 5s. for a loan of ^3,000, to ;j^3i for a loan of ^10,000, in
addition to fees for services by the office of works and for out of
pocket expenses. The mean rate of interest for the last 32 years is
about 3! per cent., and the average rate in 1906-7 was ^3 13s. 7d.,
the highest rate for 21 years. The amount advanced has averaged
about ^2,637,322 per annum, and the amount now outstanding is
^^49,636, 95 5, of which only ^945,165 is for housing loans.
Housing Loans to Societies of Public Utility and to
Individuals.— In lending money for housing purposes under Section
67 of the Act of 1890, it has been the practice of the Public Works
Loans Commissioners to discriminate between those borrowers who will
agree to restrict the dividends to not more than 5 per cent., and those
not so agreeing.
The Treasury minute of 1904 provides for lending to the companies
and individuals who will agree to restrict their dividends to not more
than 5 per cent., at the same rale of interest as that charged to
Jocal authorities.
The Regulations vyith reference to such Loans are as follows :
Applicants for loans must furnish —
{a) A plan in duplicate of the site upon which the dwellings are to be
provided.
(b) Detailed drawings of the dwellings intended to be erected, and of the
drains,
(f ) Specification of the works to be executed, and estimate of the cost.
The plans, specifications, etc., will be submitted by the Public Works Loan
Commissioners to His Majesty's Office of Works for their approval, and their report
as to the suitability and sufficiency.
The Commissioners of Works will require to be satisfied that all proper
conveniences will be supplied, and particularly that sufficient water-closet accommo-
dation will be provided for each tenement, and sufficient dust-bins ; that the
dwellings will have sufficient light and ventilation, and will be sufficiently \ rovided
with water.
Parties to whom monies are advanced will be required to enter into the following
covenants with the Public Works Loan Commissioners : —
{a) To produce accounts when required showing the income and expendi-
ture in respect of the dwellings, and the rent charged to each
occupant.
(3) To insure, and keep insured, the buildings against fire in such amount
as may be agreed with the Loan Commissioners, and to produce the
receipts for the annual premiums when required.
(c) To cause the dwellings, passages, staircases, etc., to be kept clean.
{d) To cause the water-closets, etc., to be kept in good order.
(e) To cause the dust-bins to be emptied at intervals of not more than
seven days.
(_/) To take precautions against any interruption to the supply of water.
{g )To keep the windows in good order and repair, and the chimneys swept.
{h) To keep the drains in order and execute such works as may from time
to time be necessary to keep the dwellings in a sanitary condition.
270
(/) To keep the dwellings in good substantial and tenantable repair.
(k) To allow inspection by Commissioneis of Works at all reasonable times,
and do all such works and repairs as may from time to time be
required by those Commissioners.
(/) That the dwelHngs shall be, as far as practic.ible, occupied only by
persons of the working classes,
(w) Not to permit any dwelling to be occupied by more than one family, or
the tenants to underlet or take lodgers without the previous consent
of the Loan Commissioners.
And such other covenants as the Loan Commissioners may consider necessary
or desirable.
Where a loan is to be advanced by instabnents the Loan Commissioners will
require to be satisfied before grantini; the loan that the applicant has sufficient capital
in addition to the proposed loan for completing the buildings.
The outstanding loans to ten private individuals under Section 67
of the Act of 1890 amount to ^68,815, while for nine Welsh
companies it is ^40,515, for eleven Welsh building clubs it is ^51,260,
for nine London Dwellings Companies, ;^787,6ir: and for the
Tenant Co-operators' Society, ^9,075.
Cheap Money and Parliamentary Committees. — The
report? of the committees on rehousing obligations and repayment of
loans {pp. 267-8 Housing Handbook) have been substantially embodied
in the Act of 1903 (see Appendix herewith).
The recommendation of the committee on Savings Banks Funds to
reduce the rate of interest has not been carried out. The loss on the
present system of investing the funds amounted to ^617,330 in 1905,
and was estimated to be ^300,000 a year in future. It may be added
that in Belgium, up to 1904, the Savings Bank had advanced a total
sum of ^2,510,176, of which ^1,121,941 was at 2| per cent.,
^1,220,374 at 3 per cent, and ^60,131 at 3^ per cent. M. Hankar,
the new director of the Savings Bank, has introduced an ingenious
system for making these loans even more beneficial to the working
classes.
Cheap money (3^ per cent., including repayment of loan) has
already been voted for Ireland to the extent of ahout ;£i per head of
the population, and if the example of Belgium is followed by our
Government we can get ^36,000,000, or about ^i per head of the
population, by borrowing one-fifth of the ;z^ 180,000,000 of working-
class money now in the savings b inks^ lent to the Government at 2^
per cent, but for which municipalities have been charged as much as
4 and 4^ per cent, when required for housing purposes. Our endowed
public charities also have ;^24,820,945 invested in various securities at
an average rate less than 2| per cent., and if these sums are set free for
housing purposes as in many other countries our credit will only require
improved organisation to enable us to meet all housing needs.
In addition to the foregoing, however, the Church Estates Com-
missioners have p/^9,072,091 invested in consols at 2|and 2| per cent.,^
besides ^10,307,096 in other securities, and large areas of land.
271
Queen Anne's Bounty, another semi-philanthrop'c institution, had
over ;^5, 000,000 invested in various securities, in addition to owning
large areas of land. It may be mentioned as an encouragement to
promoters of housing schemes in towns or villages where there are
large endowed charities, that one board of Charity Trustees were
allowed to invest ^^220 in the Winchester Cottage Improvement
Society. The amount is small but the precedent is surely invaluable.
The following clause from Mr. Mackarness's Rural Housing Bill,
examined by the Select Committee in 1906, ought to be embodied in
any new legislation :
Any university or college in any university, and any trustees for charitable
purposes holding land, may and are hereby (notwithstanding any Act of Parliament
or charter, or any rule of equity to the contrary) authorised at any time to erect on
their own land, houses for the accommodation of persons of the working classes, and
to expend on such purpose any funds at their disposal or to lend any sums at their
disposal or in their possession, to local authorities or recognised societies of public
utility, at such rates of interest giving not less return on the sum lent than the same
amount invested in Government consolidated 2i per cent, stock.
Income Tax on Municipal Houses. — As questions are often
asked on this subject by those preparing housing schemes, it may be
useful to point out that the charge for income tax on an estate of
workmen's dwellings is made as follows : — The houses are assessed in
the ordinary way to Schedule A on the net annual value, from which
the usual one-sixth is allowed for repairs; this is paid in full, but the
Council retain the income tax on the interest on the loans borroived for
workmen's dwellmgs. The Richmond hgures in 1903 were as follows •
I
Schedule A Assessment ... ... ... 1597
Amount of interest on Loans .. ... 1140
Difference on zvhich the Fund taas charged
at 1/3 in the;^ 457
The right to retain tax on interest is of course the ordinary one
possessed by all mortgagors of property, although in the case of a
Corporation, the property is not specifically mortgaged.
Fair Rent Courts. — A proposal to fix fair rents in towns
finds much favour among many working class leaders, but apart from
the question of practicability, there is a danger of stereotyping existing
high rents. On this matter the Irish members of Parliament can speak
with some authority, and the following extract from a speech by Mr.
John Dillon, M.P., to the Irish Town Tenants League in 1906, put the
case in a nutshell. He said :
I was particularly anxious to hear the views of the delegates in connection with
the question of judicial rents in towns. I listened most attentively, but not a single
speaker alluded to this very important subject. I have given it a great deal of
thought, and I must confess that I find myself in great difficulty regarding it, while
I am intensely anxious to be in a position to be able to draw up some clause to
carry out the proposal.
The Difficulty of Fixing Judicial Rents in Towns
is incomparably greater than that of fixing fair rents on farms in the country, and yet
we must remember that the system of fixing fair rents on farms proved a total
272
failure. I would ask you to remember this — that the old Land League never
accepted the principle of fixing fair rents, and Mr. Davitt will bear me out in that.
Twenty-five years ago, when the proposal was made to solve the Irish Land
Question by fixing fair rents, Mr. Davitt and myself, and all the old veterans of the
Land League, stated that that system would break down, and that it would never be
a success. A quarter of a century of experience has
Entirely Justified our Prophecy,
and we are now engaged in sweeping it completely out of the country.
Actual Rates of Interest charged to local authorities on
loans for housing purposes (only about half of these bodies borrowed
from the Public Works Loans Commissioners) :
Aberdeen
■• 3. 35
Esher
3i
Salford
• ^^'J*
Aberystwith
• 3i
Farnham
-, 1
Sheffield
• 3' 35
Altrincham
■• 35
Folkstone
3
Southend ...
• 34, 4
Bangor
•• 32 to 33
: Grays
3i
Southgate
• 23
Barking Town .,
• • 3i
Guildford
4
Stafford
• 3i
Barnes
.. 3, 3i
Hampton
3i.
3l
Stanley
■ 4
Bradford ...
Heston Islevvorth
3i,
3l
Swansea ...
• 34
Brentford
■• 3
Hornsey
3. :
54
Tottenham
• 33
Brentwood
■• 3h
Huddersfield
34
West Ham
■ 34
Brighton ...
•• 3, 3i
Leicester
34
Wellington
• 34
Burton-on-Trent .
•■ 3
Merthyr Tydfil ...
3i
Whitley Upper ..
■ 35
Chester ...
■ • 3h
Middlesborough
34
Wolverhampton ..
■ \
Ealing
- 3i, 33
Newry ...
• 3i
Wood Green
■■ 3
East Grinstead .
•• 34
Plymouth
. 2f,
3
Workington
• • 34
East Ham
••32'3f>3i Pi-escot
• 34,
3f
Wrotham ...
•• 34
Eccles
•• 32
Rhyl
• 33
Great Yarmouth .
•• 34,4
Edmonton
•• 3i
Richmond
• 3,
3i
Erith
•• 3i, 33
Risca
• 4
Rural Councils.
Maldon ...
•• 33, 4l
Malpas
• 4
Westbury
•• 3l
Sevenoaks
•• 3*
Thingoe ...
• 3i
Some typical sinking fund charges are as follows (per cent.) :
Bradford i4 Ealing li Erith if
Folkestone ... 2\ East Grinstead ... 2i Stafford i\
Rents and Rates. — Rents are sometimes fixed at such a high
figure that the rates are charged upon the higher scale, and what is
gained in gross receipts is lost by increased outgoings. Irrecoverable
arrears of rent are often remarkably small. In 1906 the Warner
Estate only lost ^24 in bad debts from 4,000 tenants, with a rent roll
of ^67,549. See also pages 34, 61, 62, 63, 73, 100, 103, 114, 116,
123, 145^ 149-
Repairs vary considerably accordingly to the nature and manage-
ment of property. In some exceptional cases they amount to 20 per
cent, of the rent actually received, but on the other hand they are as
low as 8 per cent, in the case of the 4,000 cottages of the Artisans'
Dwellings Company, and a fair average might be taken at 10 to 12
per cent. See also panes 34, 61, 62, 63, 73, 100, 114, 116, 123, 143, 149.
The writer has always urged the need for giving the tenant an
interest in keeping repairs low, and in this connection the interesting
experiment of Russ Suchard and Cie, of Sevrieres, on Lake Neuchatel,
273
is worthy of consideration. This firm have built three types of
•dwelhngs for their workpeople, let at rents of i7"5o fcs. to i8'5o fcs.
per month.
(i) Out of these rents 2'jO fcs. and j'^o fcs. are ^(f/ aside
for repairs.
(2) Inspection is made at intervals by the Surveyor, who
fixes repairs and debits the cost against the tenants.
(3) Every three years the accounts are made up a?icl the
balance not spent is returned to each tenant.
The effect of this measure has been excellent — the workmen have
realised that it was their interest to take care of their dwellings and to
make small repairs at once.
The up-keep has been so perfect that the firm have been able to
repay to several tenants the whole of the sum put in reserve, and
to most of the others the half.
Closing Orders. — Most housing reformers think that local
authorities should have power themselves to issue closing orders
subject to appeal. Powers of this kind were given to the Corporations
of Darlington and Newcastle in 1872 and 1882, but attempts by other
towns to get similar clauses in local Acts have been opposed by the
Police and Sanitary Committee of Parliament. The clause in the
Darlington Act is as follows :
DARLINGTON LOCAL ACT, 1872.
Simplification of Procedure for Closing Orders.
If the Medical Officer, the Sanitary Inspector, and the Borough Surveyor shall
certify in writing to the Corporation that any house or building is unfit human
habitation (in which certificate they shall state heir reasons for so certifying), the
Corporation may, by their order affixed conspicuously upon such house or building,
declare that the same is not fit for human habitation, and it shall not, after a date in
such order to be specified, be so inhabited, and every person who shall after the date
or time mentioned in such order, let or occupy or suffer to be occupied such house or
building shall be liable to a penalty not exceeding forty shillings.
Rural Housing Inspection. — A Parliamentary Return applied
for by Sir J. Dickson-Poynder, MP., and issued in September, 1907,
showed that 6S2 rural districts had appointed medical officers of health,
and that in the case of 645 medical officers and 656 sanitary inspectors
the County Council paid half the salary, thus leaving only 37 districts
where the salary was not so paid. In 30 cases districts had combined
for having a medical officer of health.
Only four single districts have a full time AI.O.H., but 23 combined
districts have officers independent of private practice. Salaries average
about j^io per 1,000 inhabitants. There are 597 inspectors of
nuisances holding other appointments, 140 following private occupa-
tions, and only 98 giving their whole time. The inspectors include two
licensed victuallers, one farmer, one poultry dealer fancier, one land-
owner, one auxiliary postman, one newspaper man, one monumental
mason, one estate agent, and one solicitor's clerk. The salaries of
inspectors vary from ^,9 to ^200 per annum.
274
SMALL HOLDINGS.
The great influence of the multiplication of small holdings in
arresting rural depopulation and urban overcrowding has been dealt
with in pages 184-188 of the Housing Handbook, and although the
reverse current of population in Denmark to the rural districts has not
been maintained, the main arguments still hold good till the population
on agricultural areas has reached what we may call saturation point.
The movement in England is very far indeed from reaching that point,
and there is room for a great and useful increase. We imported from
abroad in 1891, butter, bacon, eggs, poultry and cheese to the value of
;^27,oi7,442, and in 1904 this had increased by ^20,000,000, or about
80 per cent., to a total of ^48,731,599. Allowing for cost of
production and assuming ^75 as the net return per holding, this
increase alone might mean a living wage for 150,000 small holders, or
nearly a million persons.
Mention has been made in the Housing Handbook of Lord
Carrington's pioneer efforts in this direction, and it only remains to be
added that as Minister of Agriculture he has arranged for some 2,500
acres of Crown Lands to be cut up for small holdings in addition to
farms at Bromham and Barwell. The last named farm used to employ
13 cottagers and 26 casual labourers, but is now let to 75 small holders.
The small experiment at Spalding seems already to have almost
stemmed the rural exodus, for whereas the population of the 19 parishes
round Spalding decreased between 1881 and 1891 by 2,282 persons;
during ten years 1891 — 1901 there has been a decrease of only 115.
The following notes on other examples are interesting : —
Isle of Axholme, near Ep2uorih. Mr. Rider Haggard was told that 23 men
now farming from five to 120 acres each all began life as labourers.
'■^ Rock — Worcestershire." 160 Holdings in 20 acres, gradually reclaimed from
the forest of Wyre. Pauperism only 6 per I, GOO.
'■'■Evesham.'''' Surrounded by 10,000 acres of Small Holdings, three to eight
acres each, mostly tenancies.
" Winterslow— Wiltshire.''' A farm formerly employing three labourers now
supports 50 to 60 small holders with their families.
'■^ Rew Farm — Dorsetshire.''' 343 acres had twenty-one people in 1888, now
the population is 100 — rateable value increased by 60 per cent.
'■' Blairgowrie— Scotland." 600 acres formerly worked by twenty hands, now
gives employment to four hundred on small holdings for fruit culture. Wages
formerly ^728, now ;[{^io,5oo a year. Produce formerly ;!^632, now ^^27,000 a year.
^^ Catshill — Worstershire County Council.'''' Has thirty-two holders with an
average of 4^ acres, and in nine cases houses and farm premises have been built at
an average contract price of ^286, of which the County Council has advanced
three-fourths.
275
Small Holdings Act, 1907.— Lord Carrington and the Right
Hon. L. V Harcourt, M.P., have piloted through Parliament a most
useful measure in the shape of the Small Holdings Act, 1907, which
may be briefly summarised as follows : —
(1) A small holding is defined as one not exceeding 50 acres or ^50 annual
value.
(2) County and Borough Councils are to be provided with compulsory powers to
purchase land, or hire it for 35 years.
(3) For the purpose of acquisition these authorities can raise money on loan,
repayment being spread over 80 years.
(4) They can lei this land, but cannot sell it. (Land acquired by agreement can
be sold under the Act of 1892.)
(5) If a County Council fail to enforce the Act, the Board of Agriculture,
acting through Commissioners, may frame schemes themselves, and compel the
defaulting Council to pay.
(6) The Board of Agriculture will have a small holdings fund of ;^ioo,ooo in the
first year, and will be empowered to pay the preliminary expenses of small holdings
schemes.
(7) Rents must cover interest and sinking fund of County Council loans.
(8) Powers for the establishment of co-operative agricultural societies and
credit banks are conferred upon the Board of Agriculture and County Councils.
(9) An allotment under the Act is defined as a plot not exceeding five acres.
(10) The Parish Council will be the authority for acquiring and apportioning
land for allotments, and it will have compulsory pozoets for hiring or leasing land
subject to the County Council.
The advantage of compulsory powers may be judged from the fact
that less than 3,000 acres of land for allotments were obtained before
the Parish Councils Act gave compulsory powers of hire and purchase.
In the nine years following 18,000 acres were obtained, not by direct
exercise of powers, but because the powers were known to exist.
276
MODIFICATIONS OF ACTS CONTAINED IN HOUSING
HANDBOOK APPENDIX.
The Pages are those i?i the Housing Handbook Appendix.
Page 3, Section 7 {a) line 2, delete " in the months of September, or October, or
November."
{b) line i, delete " during the month next following the month in which such
advertisement is published," and insert "during the thirty days next
following the date of the last publication of the advertisement."
Page 4, Section 8 (4) (Section 5 Act of 1903). An order under this section need
not be confirmed by Parliament (a) if it is not proposed to take land com-
pulsorily.
{b) if no petition is presented by any landowner within two months of the
service of notice.
Section 8 (7). Insert Section 6 Act of 1903. Modifications may be made
in a scheme by confirming authority to meet objections.
Page 5, Section 10. Insert Section 4 Act of 1903, which provides for enforcing
scheme by order and mandamus where the local authority fails to act.
Page 7, Section 16 (i), line 5, delete "such" and insert "any twelve or more
ratepayers." {Section 4 {2) Act of i go j.)
Page 13, Section 32 (Section 8, Act of 1903). "Procedure for closing orders is
amended so as to dispense with the notice to abate the nuisance." New
forms instead of those in 4th Schedule 32 (2), line 5.
Section 10, Act of igo^. Simple method of recovery of possession from
occupying tenants in pursuance of closing orders.
Page 14, Section 34 (i) (Section 9, Act of 1903). Gives power to recover cost of
demolition from owner as a civil debt.
Page 18, Section 39 (i). After paragraph (b) insert Section 7, Act of 1903 —
" Part II scheme may be amended so as to include ' neighbouring lands,' if
confirming authority so decide."
Page 23, Section 46 (5). Section 14, Act of 1903, provides for agreement between
L.C.C. and metropolitan boroughs as to respective payments for scheme
without an order under 46 (6).
Page 24, Section 49. Substitute Section 13, Act of 1903, which permits of service
of notices by registered letter.
Page 25, Section 53 (i)- Definition of lodging houses extended to include "any
building adapted for use as a shop, any recreation grounds, or other
buildings or land which in the opinion of the L.G.B. will serve a beneficial
purpose in connection with the requirements of the persons for whom the
dwelling accommodation or lodging houses are provided." [Section 11,
Act of igoj.)
Page 28, Section 65. Amended by Section 15 of Act of 1903, to provide for
maximum period of housing loans being extended from 60 to 80 years,
and that the limitation on borrowing powers imposed by Section 234 (2) and
(3) of the Act of 1875 shall not apply to housing loans.
Page 31, Section 75. Section 12 of Act 1903, prohibits " contracting out" of
Section 75.
Page 33, Section 87. Section 13 (2) of Act of 1903 permits service of notices by
registered letter.
P.\GE 48, new forms substituted for those in third schedule. Notice under Section
21 in connection with proceedings under Section 32, Act of 1890.
P.'^GE 49, new forms in place of Section 21.
Page 51 (fourth schedule). Delete Form A.
Page 59 and 60. New L.G.B. Circular.
APPENDIX.
HOUSING OF THE WORKING GLASSES ACT, 1903.
[3 Edw. 7. Ch. 39.]
Arrangement of Sections.
General Amendments of Law.
SFCTION.
1. Maximum term for repayment of
loans.
2. Transfer of powers and duties of
Home Office to Local Govern-
ment Board.
3. Re-housing obligations when land
is taken under statutory powers.
Amendments as to Schemes.
4. Provisions on failure of local
authority to make a scheme.
5. Amendment of procedure for con-
firming improvement scheme.
■6. Power to modify schemes in certain
cases.
7. Amendments as to scheme of re-
construction.
SECTION
10.
Amendments as to Closing
Demolition, etc.
Orders,
for
•8. Amendment of procedure
closing orders.
■9. Power to recover cost of demoli
tion.
DN.
Recovery of possession from occu-
pying tenants in pursuance of
closing orders.
Miscellaneous.
11. Powers in connection with provi-
sion of dwelling accommodation
or lodging-houses.
12. Conditions in contracts for letting
houses for the working classes.
13. Service of notices.
Special Frovisio7is as to London.
14. Agreements between London
County Council and metro-
politan borough councils.
15. Provisions consequential on ex-
tension of period for repayment
of loans.
16. Substitution of .Secretary of State
for Local Government Board.
Siipplemental.
17. Short title and extent.
Schedule.
Housing of the Working Classes Act, 1903.
CHAPTER 39.
An Act to amend the Law relating to the Housing of the Working
Classes. [14th August, 1903.]
B
E it enacted by the King's most Excellent Majesty, by and with the advice and
consent of the Lords Spiritual and Temporal, and Commons, in this present
Parliament assembled, and by the authority of the same, as follows : —
General Amendments of Law.
Extension of period of loans.
1, — (i) The maximum period which may be sanctioned as the period for which
money may be borrowed by a local authority for the purposes of the Housing of the
Working Classes Act, 1890 (in this Act referred to as " the principal Act "), 01 any
Acts amending it, shall lie eighty years, and as respects money so borrowed eighty
years shall be substituted for sixty years in section two hundred and thirty-four
of the Public Health Act, 1875.
\_Il is now the practice of the Local Government Board to grant eighty years in
respect of iatid and sixty years in respect of buildings. ]
{^The Public M^orks Loans Commissioners are timitcd by another Act to fifty
years, so this provision cannot apply to loans advanced by thcm.'\
Statutory limitation of housing loans abolished.
(2) Money borrowed under the principal Act or any Acts (including this Act)
amending it (in this Act collectively referred to as the I'lousing Acts) shall not be
reckoned as part of the debt of the local authority for the purposes of the limita-
tion on borrowing under subsections two and three of section two hundred and
thirty-four of the Public Health Act, 1875.
[ The amount which a local authority may borrow under section 2J4 of the Public
Health Act is limited to two years assessable value of the district, but in future housing-
loans are not to be taken into account for this purpose or to be affected by the limitation\
Transfer of powers and duties of Home Office to Local Government Board.
2. — (l) His Majesty may by Order in Council assign to the Local Government
Board any powers and duties of the Secretary of State under the Housing Acts, or
uuder any scheme made in pursuance of those Acts, and the powers of the Secretary
of State under any local Act, so far as they relate to the housing of the working
classes, and any such powers and duties so assigned shall become powers and duties of
the Local Government Board.
\_Ati Order in Council of 2'jth Febmary, igob, effected this transfer as from the
1st of March, igoj, so that the LLome Secretary'' s powers and duties in London under
the Housing Acis are now exercised by the Local Government Board.']
(2) Section eleven of the Board of Agriculture Act, 1889, shall apply with
respect to the powers and duties transferred under this section as it applies with
respect to the powers and duties Iransierred under that Act, with the substitution of
the Local Government Board for the Board of Agriculture and of the date of the
transfer under this section for the da' e of the establishment of the Board of Agriculture.
New re-housing obligations.
3. Where under the powers given after the date of the passing of the Act by-
any local Act or Provisional Order, or Order having the effect of an Act, any land is-
acquired, whether compulsorily or by agreement, by any authority, company, or
person, or where after the date of the passing of this Act any land is so acquired com-
pulsorily under any general Act (o'her than the Housing Acts), the provisions set
out in the Schedule to this Act shall apply with respect to the provision of dwelling
accommodation for persons ot the working class.
[The Schedule referj-ed to contains some veiy important provisions as to re-housing
schemes other than those under the Housing Acts rvhich are excepted because they
contain special provisions. ]
Amendments as to Schemes.
Local Government Board empowered to enforce scheme w^here local
authority is in default.
4. — (i) If, on the report made to the confirming authority on an enquiry directed
by them under section ten of the principal Act, that authority are satisfied that
a scheme ought to have been made for the improvement of the area to which the-
enquiry relates, or of some part thereof, they may, if they think fit, order the
local authority to make such a scheme, eitner under Part I of the principal Act,
or, if the confirming authority so direct, under Part H of that Act, and to do all
things necessary under the Housing Acts for carrying into execution the scheme so
made, and the local authority shall accordingly make a scheme or direct a scheme to-
be prepared as if they had passed the resolution required under section four or section
thirty-nine of the principal Act, as the case may be, and do all things necessary under
the Housing Acts for carrying the scheme into effect.
Any such order of the confirming authority may be enforced by mandamus.
28l
'^■'^{_Seciton lo of the principal Act empowers Local Governvient Board to hold a
local enquiry where Councils fail to follow up an official representation by making an
improvement scheme, but the L. G.B. had no definite power to enjorce the making of a
scheme until the enactment of the above subsection.'\
(2) Any twelve or more ratepayers of the district shall have the like appeal
under section sixteen of the principal Act as is given to the twelve or more ratepayers
who have made the complaint to the medical officer of health mentioned in that
section.
[/^ will not be necessary for the future that the complaining ratepayers under
section 16 (/) of the Act of i8go and the appealing ratepayers should be the same
persons. ]
Amendment of procedure for confirming improvement scheme.
5. — ^i) Section seven of the principal Act shall have effect as if the words " in
the month of September or October or November " were omitted from paragraph (a),
•and as if the words " during the thirty days next following the date of the last publica-
tion of the advertisement " were substituted for the words "during the month next
following the month in which such advertisement is published " in paragraph {b).
[ Under section 7 of the Act of i8go the local authority had to advertise Part I
schemes during three consecutive weeks in the month of September or October or
November and to serve the prescribed notices in the month following. 7 he new
provision enables the advertisetnents to be published for three consecutive weeks at any
period of the year, and will allow the nonces to be served during the thirty days next
following this period. ]
When confirmation of scheme by Parliament unnecessary.
(2) The order of a confirming authority under subsection four of section eight of
the principal Act shall, notwithstanding anything in that section, take effect without
<;onfirmation by Parliament —
{a) if land is not proposed to be taken compulsorily ; or
{b) if, although land is proposed to be taken compulsorily, the confirming
authority before making the order are satisfied that notice of the draft
order has been served as required as respects a Provisional Order bv
subsection five of the said section eight, and also that the draft
order has l)een puljlished in the London Gazette, and that a petition
against the draft order has not been presented to the confirmmg
authority by any owner of land proposed to tie taken compulsorily
within two months after the date of the puljlication and the service of
notice, or, having been so presented, has been withdrawn.
\^Previous to the enactment of this subsection any Provisional Order made by
section 8 {f) of the principal Act confir/iiing an improvement scheme had under section
8 (6) required for its validity confirmation by Parliament. In the cases indicated this
confirmation is no longer necessary. ]
{3) For the purposes of the principal Act, the making of an order by a confirming
authority, which takes effect under this section without confirmation by Parliament,
shall have the same effect as the confirmaiion of the order bv Act of Parliament, and
any reference to a Provisional Order, made under section eight of the principal Act,
shall include a reference to an order which so takes effect without confirmation by
Parliament.
Po^ver to modify schemes.
6. — (i) If an order under subsection four of section eight or under section thirty-
nine of the principal Act, which, if no petition were presented, would take effect
without confirmation by Parliament, is petitioned against, the confirming authority or
the Local Government Board, as the case may be, may, if they think fit, on the
application of the local auihfirity, make any modifications in the scheme to which
the order relates for the purpose of meeting the objections of the petitioner
and withdraw the order sanctioning the original scheme, substituting for it an order
.sanctioning the modified scheme.
282
(2) The same procedure shall be followed as to the publication and giving
notices, and the same provisions shall apply as to the presentation of petitions and the
effect of ihe order, in the case of the order sanctioning the modified scheme, as in the-
case of the order sanctioning the original scheme, but no petition shall be received
or have any effect except one which was presented against the original order,
or one which is concerned solely with the modifications made in the scheme as
sanctioned by the new order.
{^Under the Act of i8go there was no power for the Local Government Board to
introduce modifications inio a scheme under Fart JI or section 8 (4) zvhen once it was
sanctioned, although certain reasonable modijications might have met the objections
contained in any petition against the order. Now, such modifications may be tnade
with ihe consent of the Council, and a new order substituted sa7ictioning the modified
scheme, thus possibly avoiding further costly pi'oceedings and delay. ^
"Neighbouring lands" may be included in Part II schemes.
7, Where a scheme for reconstruction under Part II of the principal Act is
made, neighbouring lands may be included in the area comprised in the scheme if
the local authority under whose direction the scheme is made are of opinion that that
inclusion is necesi^ary for making their scheme efficient, but the provision of subsection
two of section forty-one, as to the exclusinn of any additional allowance in respect of
compulsory purchase, shall not apply in the case of any land so included.
{^This virtually makes the provisions of Part II of the Act of i8go uniform with
those of Part I itiihe t?iatter of '■' neighbouring lands^^ which may be taken If beneficial
to the scheme, although not comprising builaings in themselves dangerous or injurious
to health.^
Amendments as to Closing Orders, Demolition, &c.
Preliminary notice to abate dispensed with.
8. — (i) If in the opinion of the local authority any dwelling-house is not reason-
ably capable of being made fit for human habitation, or is in such a state that the
occupation thereof should be immediately discontinued, it shall not be necessary
for them before obtaining a closing order, to serve a notice on the owner or
occupier of the premises to abate the nuisance, and a justice may issue a
summons for a closing order and a closing order may be granted, although such a
notice has not been served.
[// tvas previously necessary to give notice to the owner or occupier of the house to
abate the nuisance before applying for a closing order under section 32 of the Act oj
iSgo. Now such preliminary notice is not necessary where the Council thinks no
tiseful purpose could be gained by serving ?V.]
New forms for closing orders.
(2) The Local Government Itoard may by order prescribe forms in substitution
for those in the Fourth Schedule to the principal Act, and section thirty-two of
the principal Act shall have effect as if the forms so prescribed were referred to
therein in lieu of the forms in that Schedule.
\An order prescribing the new forms in question was tnade on the yth January,
igo$, and sent to all local authorities and courts of summary jurisdiction in England
and Wales. Copies of the forms are printed herewith after the Schedule to this Act.^
Power to recover cost of demolition.
9. Where the amount realised by the sale of materials under section thirty-four
of the principal Act is not sufficient to cover the expenses incident to the taking down
and removal of a building, the local authority may recover the deficiency from the
owner of the building as a civil debt in manner provided by the Summary Jurisdiction
Acts, or under the provisions of the Public Health Acts relating to private improve-
ment expenses.
[This meets the case where the sale of the materials under section ^4 of the Act of
i8go does not meet the cost of demolition and other expenses. '\
2 83
Recovery of possession from occupying tenants.
10. Where default is made as respects any dwelling house in obeying a closing
order in the manner provided by sulisection three of seclion thirty-two of the principal
Act, possession of the house may be obtained (without prejudice to the enforcement
of any penalty under that provision), whatever may be the value or rent of the house,
by or on behalf of the owner or local authority, either under sections one hundred and
thirty-eight to one hundred and forty-five of the County Courts Act, 1888, or under
the Small Tenements Recovery Act, 1838, as in the cases therein provided for, and
in either case may be obtained as if the owner or local authority were ihe landlord.
''Zj'Any expenses incurred by a local authority under this section may be recovered
from the owner as a civil debt in manner provided by the Summary Jurisdiction Acts.
[ This is a more speedy and efficacious way of obtaining possession of a honse in
respect of -which a closing order has been made than that pj-ovided by section j2 (y) of
the Act of iSgo.'\
Miscellaneous.
Power to include recreation grounds, shops, and other buildings under
Part III schemes.
11. — (i) Any power of the local authority under the Housing Acts, or under any
scheme made in pursuance of any of those Ac s, to provide dwelling accommodation
or lodging-houses, shall include a power to provide and maintain, with the consent
of the Local Government Board, and, if desired, jointly with an)- other person, in
connection with any such dwelling accommodation or lodging-houses, any building
adapted for use as a shop, any recreation grounds, or other buildings or land
which in the opinion ol the Local Government Board ■will serve a beneficial
purpose in connection with the requirements of the persons for whom the dwelling
acconmiodation or lodging-houses are provided, ar.d to raise money for the purpose,
if necessary, by borrowing.
\_This is a verf itseful and important enactment for, subject to the consent of the
Local Government Board, it enables both the finance and the adva7itai>es of an estate
of municipal divellings to be improved by the provision of shops, or other buildings, or
recreation giotin.rs, cither by the Louticil alone or jointly with some o her person wheie
the persotts to be housed may derive any beneficial purpose in connection therewith.^
(2) The Local Government Board may, in giving their consent to the provision
of any land or building under this section, by order apply, with any necessary
modifications, to such land or building any statutory provisions which would have
been applicable thereto if the land or building had been provided under any enact-
ment giving any local authority powers for the purpose.
Contracting out of section 75 prohibited.
12. T Section seventy-five of the principal Act (which relates to the condition to
be implied on letting houses for the working classes) shall, as respects any contract
made after the passing of this Act, take effect notwithstanding any agreement to the
contrary, and any such agreement made after the passing of this Act shall be void.
Notices may be served by post.
13. — (l) Any notice required to be served under Part II of the principal Act
upon an owner shall, notwithstanding anything in section forty-nine of that Act, be
deemed to be sufficiently served if it is sent by post in a registered letter addressed to
the owner or his agent at his usual or last known residence or place of business.
(2) Any document referred to in section eighty-seven of the principal Act shall
be deemed to be sufficiently served upon the local authority if addressed to that
authority or their clerk at the office of that authority and sent by post in a registered
letter.
284
Special Provisions as to London.
Agreements between London County Council and Metropolitan
Boroughs.
14, The council of a .metropolitan borough may, if they think fit, pay or
contribute towards the payment of any expenses of the London County Council under
subsection five of section forty-six of the principal Act in connection with a scheme
of reconstruction, and borrow any money required by them for the purpose under
subsection two of the said section ; but an order under subsection six shall not be
necessary except in cases of disagreement between the County council and the council
of the borough.
[Prior to igoj it was necessary for the Home Secretary to make an order before a
Metropolitan Boroiis^h Council cojild make a contribution towards the expenses of the
London County Council in connection with a reconstruction scheme. The above
section provides that this shall be unnecessary except in cases of disagreement between
the County Council atid the Borough Council.'\
Provisions consequential on extension of loan period.
15, For the purpose of carrying into effect the provisions of this Act as to the
maximum period for which money may be borrowed, eighty years shall l)e substituted
for sixty years in section twenty-seven of the Metropolitan Board of Works (Loans)
Act, 1869, and such sum as will be sufficient, with compound interest, to repay the
money borrowed within such period, not exceeding eighty years, as may be sanctioned
by the London County Council, shall be substituted for two pounds per cent, in
section one hundred and ninety of the Metropolis Management Act, 1855.
[C/nder the Metropolis Management Act, 185^, sections 18^ to igi, Borough
Councils may borrow with the consent of the County Council, but 'lection igo requires
them to set aside each year not less than TWO per cent, on the amount of the principal
to form a sinking fund. The borrozving powers of Borough Councils for Part II atid
III of the Act of iSgo were subject to this disability till the above section was enacted
to enable the payment to the sinking fund to be reduced to as little as )^ to y^ per cent.]
Temporary duties of Home Secretary.
16, The Secretary of State shall be substituted for the Local Government Board
in the\application to the administrative county of London of the provisions of the
Schedule to this Act and of the provisions of this Act which require the consent of
the Local Government Board to the exercise of additional powers given to a local
authority by this Act in connection with the provision of dwelling accommodation or
lodging-houses, until the powers and duties of the Secretary of State under those
provisions are transferred to the Local Government Board in pursuance of this Act.
Short title and extent.
17. — (i) This Act may be cited as the Housing of the Working Classes Act,
1903, and the Mousing of the Working Classes Acts, 1890 to 1900, and this Act, may
be cited together as the Mousing of the Working Classes Acts, 1890 to 1903.
(2) This Act shall not extend to Scotland or Ireland.
SCHEDULE.
(Sections 3 to 16.)
Re-housing scheme to precede displacement.
(i) If in the administrative county of London or in an}' borough or urban
district, or in any parish not within a borough or urban district, the undertakers have
power to take under the enabling Act working-men's dv^^ellings occupied by thirty
or more persons belonging to the working class, the undertakers shall not enter
upon any such dwellings in that county, borough, urban district, or parish, until the
Local Government Board have either approved of a housing scheme under this
schedule or have decided that such a scheme is not necessary.
[Formerly the maximian of displacement that could be effected without reqzitring
a housing scheme was ' ' ten or more houses occupied either wholly or partially by
persons belonging to the labouring classes.'''']
285
What houses and persons affected by re-housing powers.
P'or the purposes of this schedule a house shall be considered a working-man's
dwelling if wholly or partially occupied by a person belonging to the working-classes,
and for the purpose of determining whether a house is a working-man's dwelling or
not, and also for determining the number of persons belonging to the working classes
by whom any dwelling-houses are occupied, any occupation on or after the fifteenth
day of December next before the passing of the enabling Act, or, in the case of land
acquired compulsorily under a general Act without the authority of an order, next
before the date of the application to the Local Government Board under this schedule,
for their approval or decision with respect to a housing scheme, shall be taken into
consideration.
Displacements in previous five years to be considered.
(2) The housing scheme shall make provision for the accommodation of such
number of persons of the working class as is, in the opinion of the Local Government
Board, taking into account all the circumstances, required, but that number shall not
exceed the aggregate number of persons of the working class displaced ; and in
calculating that number the Local Government Board shall take into consideration not
only the persons of the working class who are occupying the working-men's dwellings
which the undertakers have power to take, but also any persons of the working
class who, in the opinion of the Local Government Board, have been displaced
w^ithin the previous five years in view of the acquisition of land by the undertakers.
\_This ret7-ospective clause meets the case of those companies and authorities who, to
avoid re-hoicsmg, have purchased %vork7nen' s houses in large numbers by agreement
before going for compulsory powers. ]
Power to acquire sites for re-housing.
(3) Provisions may be made by the housing scheme for giving undertakers who
are a local authority, or who have not sufficient powers for the purpose, power for
the purpose of the scheme to ajipropriate land or to acquire land, either by agreement
or compulsorily under the authority of a Provisional Order, and for giving any local
authority power to erect dwellings on land so appropriated and acquired by them,
and to sell or dispose of any such dwellings, and to raise money for the purpose of
the scheme as for the purposes of Pait III of the principal Act, and for regulating
the application of any money arising from the sale or disposal of the dwellings ; and
any provisions so made shall have effect as if they had been enacted in an Act of
Parliament.
Sites to be "ear-marked" for twenty-five years.
(4) The housing scheme shall provide that any lands acquired under that scheme
shall, for a period of twenty-five years from the date of the scheme, be appropriated
for the purpose of dwellings for persons of the working class, except so far as the
Local Government Board dispense wih that appropriation ; and every conveyance,
demise, or lease of any such land shall be endorsed with notice of this provision, and
the Local Government Board may require the insertion in the scheme of any
provisions requiring a certain standard of dwelling-house to De erected under the
scheme or any conditions to be complied with as to the mode in which the dwelling-
houses are to be erected.
(5) If the Local Government Board do not hold a local inquiry with reference to
a housing scheme, they shall before approving the scheme, send a copy of the draft
scheme to evr-ry local authority, and shall consider any representation made within
the time fixed by the Board by any such authority.
Power to secure erection of new dwellings before demolition of others.
(6) The Local Government Board may, as a condition of their approval of a
housing scheme, require that the new dwellings under the scheme, or some part of
them, shall be completed and fit for occupation before possession is taken of any
working-men's dwellings under the enaiiling Act.
\^This prornsion is most valuable if acted tipon, for it is only too often the case
that the tenants of houses demolished have to leave the area long before the re-housin^
scheme is carried out. ]
286
(7) Before approving any scheme the Local (lovernment Board may, if they think
fit, require the undertakers to give such security as the Board consider proper for
carrying the scheme into effect.
(8) The Local Government Board may hold such enquiries as they think fit for
the purpose of their duties under this schedule, and subsections one and five of section
eighty-seven of the Local Government Act, i888' (which relate to local enquiries),
shall apply for the purpose, and where the undertakers are not a local authority shall
be applicable as if they were such an authority.
Penalties.
(9) If the undertakers enter on any working-men's dwelling in contravention
of the provisions of this schedule, or of any conditions of approval of the housing
scheme made by the I-ocal Government Board, they shall be lialjle to a penalty not
exceeding five hundred pounds in respect of every such dwelling ;
Any such penalty shall be recoverable by the Local Government Board by action
in the High Court, and shall be carried to and form part of the Consolidated Fund.
Enforcement of re-housing schemes.
(10) If the undertakers fail to carry out any provision of the housing scheme,
the Local Government Board may make such order as they think necessary or proper
for the purpose of compelling them to carry out that provision, and any such order
may be enforced by mandamus.
Modification of schemes.
(11) The Local Government Board may, on the application ot the undertakers,
modify any housing scheme which has been approved by them under this schedule,
and any modifications so made shall take effect as part of the scheme.
Definitions.
Who are affected by the re-housing obligations.
(12) For the purposes of this schedule —
(a) The expressitm "undertakers" means any authority, company, or person
who are acquiring land compulsorily or by agreement under any local
Act or Provisional Order or order having the effect of an Act, or are
acquiring land compulsorily under any general Act :
[Pro/>eriy acqidred by agreement iitider general Acts is exempt from this schedule.^
{b) The expression "enabling Act" means any Act of Parliament or Order
under which the land is acquired :
(c) The expression "local authority" means the council of any administrative
county and the district council of any county district, or, in London,
the council of any metropolitan borough, in which in any case any
houses in respect of which the re-housing scheme is made are situated,
or in the case of the city the common council :
{d) The expression "dwelling" or "house" means any house or part of a
house occupied as a separate dwelling :
Definition of "working class."
{e) The expression "working class" includes mechanics, artizans, labourers,
and others working for wages ; hawkers, costermongers, persons not
working for wages, but working at some trade or handicraft without
employing others, except members of their own family, and persons
other than domestic servants whose income in any case does not exceed
an average of thirty shillings a week, and the families of any of such
persons who may be residing with them.
287
NEW FORMS (under Section 8 (2) above).
Order of the Local Government Koakd, dated jth [miuary, igo^.
ITO tbe several ILOCal BUtbOritieS in England and Wales for the
purposes of Part II of the Housing of the Working Classes Act,
1890 ; —
To the several Courts of Summary Jurisdiction in England and Wales ; —
And to all others whom it may concern.
WHEREAS by subsection (2) of Section 32 of the Housing of the Working
Classes Act, 1890 (hereinafter referred to as "the Principal Act"'), provision is made
with respect to proceedint;s by the Local Authority for the purpose of causing a
dwelling-house to be closed, and by that subsection it is enacted that the forms for
the purposes of the said section may be those in the Fourth Schedule to the Principal
Act or to the like effect ;
And whereas by subsection (2) of Section 8 of the Housing of the Working
Classes Act, 1903, it is enacted that We, the Local Government Board, may by
Order prescribe forms in substitution for those in the Fourth Schedule of the Principal
Act, and that Section 32 of the Principal Act shall have effect as if the forms so
prescribed were referred to therein in lieu of the forms in that Schedule :
NOW THEREFORE, in the exercise of Our powers in that behalf, We do, by
this Our Order, prescribe th'' forms hereinafter set forth in substitution (or those in
the Fourth Schedule to the Principal Act.
Form A.t
Form of notice requiring a dwelling-house to be made fit for habitation.
To the [" Owner" or " Occupier''\ of the dwelling-house \siuh a description of
the dwellin^-honse as may be sufficient fo' its identification.\
Take Notice, that under the provisions of the Housing of the Working Classes
Acts, 1890 to 1903, and of the Enactments applied by those Acts, the {^description of
ihe iocal aHthority']hemg satisfied that the above-mentioned dwelling-house is in a
state so dangerous or injurious to health as to be unfit for human habitation, do
hereby require you within from the service
of this notice to make the said dwelling-house fit for human habitation.
If you make default in complying with the requisition of this notice, proceedings
will be taken before a Court of Summary Jurisdiction under the Acts and Enactments
aforesaid for prohibiting the use of the said dwelling-house for human habitation.
Dated this day of 19
Signature of officer \
of local authority I
t This form is not required to be used ij, in the opinion of the local authority, a
dwelling-house —
(a) is not reasonably capable of being made fit for human habitation ; or
(^) is in such a state that the occupation thereof should be immediately
discontinued.
Form B.t
Form of summons for closing order.
To the [" Owjier" or " Occupier" \ oi the dwelling-house {such a description of
the dwelling-house as may be sufficient Jor its identif cation.']
[[Name of County or ^ You are required to appear before {description of the Court
other jurisdiction.^ of Summary furisdiction] at the {''Petty Sessions" or ''Court"]
County (77- Boioiich i/,j, .1
orT>\smctoi , holden at on the
to wit. j day of next, at the hour of in the
noon to answer the complaint this day made to me by {name of person
making the complaint.]
' That the above-mentioned dwelling-house is in a state so dangerous or
injurious to health as to be unfit for human habitation.
Given under my hand and seal, this day of , 19 .
t This Form should be used in every case in which a Notice in the Form (A) is
O'equired to be served.
288
Form Ct
Form of summons for closing order.
To the [" Owner" or " Occupier''''^ of the dwelling-house \such a description of
the dwelling-house as may be sufficient for its identifica/ion\
[IVa?ne of County or \ You are required to appear before [description of the Court
other Jurisciktion.] I of Summary /urisdiclioti] at the V' Petty Sessions" or '' Court"^
County <7r Borough >i,i^' -^ , -'
c^T- Disirict of , holdenat on the
to wit. j dayof next, at the hour of in the
noon to answer the complaint this day made to me by [name 0/ person
making the complaint\
That the above-mentioned dwelling-house is in a state so dangerous and injurious
to health as to be unfit for human habitation, and* that the said dwelling-house is
not reasonably capable of being made fit for human habitation or that the said
dwelling-house is in such a state that the occupation thereof should be immediately
discontinued.
Given under my hand and seal this day of 19 .
t This Fo7-m should be used in every case in which a Notice in the Form (A) ts
not required to be served.
* Omit from the rest of the Form any passage which does 7Jot apply to the actual
circumstances of the case.
Form D.t
Form of closing order.
To the [" Owner" or " Occupier"^ of the dwelling-house [such a description 0^
the dwelling- Jiotise as may be stifficient for its identtf cation'].
VName of County or \ WHEREAS on the day of ,
other purisd,c,ton.^ I complaint was made before , Esquire,
County <;?- Borough > r u- n t • .. ' t ^- r ..v, n ^- • j r
or District of | °"^ '^' "^^ Majesty s Justices of the Peace, acting in and for
to wit. ) the [7tame of County or other Jurisdiction] by [)iame of person
}?iaking the complaim] that within the District of the [description of local author ityl
the above-mentioned dwelling-house was in a state so dangerous or injurious as to be
unfit for human habitation :
And whereas [naine of the Owner or Occupier, followed by the words "the owner"
or " the occupier" as the case may be] hath this day appeared before [" us" or " me,"
followed by the description of the Cotirt] to answer the matter of the said complaint :
*And whereas it hath this day been proved to [" our " or " tny "] satisfaction that
a true copy of a summons requiring the [" Owner" or " Occupier"] of the aforesaid that
dwelling-house to appear this day before ["?«" or " me"] hath been duly served in
pursuance of the Housing of the Working Classes Act, 1890 to 1903, and of the
Enactments applied by those Acts :
Now, on proof here had before [" us" or " me"] that the said dwelling-house is
in a state so dangerous or injurious to health as to be unfit for human habitation
["we" or " /"Jin pursuance of the Housing of the Working Classes Act, 1890 to
1903, and of the Enactments applied by those Acts, do prohibit the using of the said
dwelling-house for the purpose of human habitation, until, in the judgment of a
Court of Summary Jurisdiction, it is rendered fit for that purpose.
Given under the [" hands and seals of us" or ^ hand and seal of me," followed
by the description of the Court] this day of 19 .
t This For '11 should be used in every case in which a Notice in the Form (A) ?>
required to be served.
* In case the party summoned do not appear, substitute this passage for the
preceding passage.
289
Form E.t
Form of closing order.
To the [" Owner" or " Ociitpifr"] of the dweUing-house [^such a description of
the dwelling-house as may be stifficient for its identification\
{Name of County or ^ WHEREAS on the day of ,
other Jurisdiction.} I complaint was made before , Esquire,
^r Di'sTriTt o r , I oneof Ilis Majesty's Justices of the Peace, acting in and for
to wit. ' J the [name of Cotinty or other /itrisdiction']hy [name of person
making the coi/tplainf] that within the District of the [description of local anthority]
the above-mentioned dweUing-honse was in a state so dangerous or injurious to
health as to be unfit for human habitation ; and that the said dweUing-house was not
reasonably capable of being made fit for human habitation :
And whereas [name of the Owner or Occupier , followed by the words '^ the owner"
or " the occupier" as the case may be'] hath this day appeared before [" us " or " me,"
followed by the description of the Court] to answer the matter of the said complaint :
*And whereas it hath this day been proved to [" our" or " my"] satisfaction that
a true copy of a summons requiring the [" Owner" or " Occupier"] of the aforesaid
dwelling-house to appear this day before ["z/j" or " me"] hath been duly served in
pursuance of the Housing of the Working Classes Acis, 1890 to 1903, and of the
Enactments applied by those Acts :
Now, on proof here had before [" us " or " t)ie "] —
That the said dwelling-house is in a state so dangerous or injurious to health as
to be unfit for human habitation, and tha* the said dwelling-house is not reasonably
capable of being made fit for human habitation :
["IVe" or "/"] in pursuance of the Housing of the Working Classes Acts, 1890
to 1903, and of the Enactments applied by those Acts, —
Do prohibit the using of the said dwelling-house as not being reasonably capable
of being made fit for human habitation.
Given under the [" hands and seals of us " or '■^ hand and seal of ine" followed by
the description of the Court] this day of 19 .
t This Form should be used in every case in which a Notice in the Form (A) is
not required to be se7-ved.
*In case the party summoned do not appear., substitute this passage for the
preceding passage.
Form F.t
Form of closing order.
To the [" Owner" or " Occupier"] of the dwelling-house [such a description of
the dwelling-house as may be sufficient for its identification].
[Name of County or \ WHEREAS on the dav of ,
"co^dZr^oo^'l ^ complaint was made before ' , Esquire,
o^^DisTrict of* °"^ i ^""^ *^^ ^'^ Majesty's Justices of the Peace, acting in and for
to wit. ' j the [natne of County or other /urisdiction] by [name of person
making the complaint] that within the District of the [description of local authority]
the above-mentioned dwelling-house was in a state so dangerous and injurious to
health as to be unfit for human habitation ; and that the said dwelling-house was in
such a state that the occupation thereof should be immediately discontinued :
And whereas [name of the Owner or Occupier, followed by the words '''■the owner"
or ^' the occupier," as the case may be] hath this day appeared before [" us " or " ;«e,"
followed by the description of the Court] to answer the matter of the said complaint :
*And whereas it hath this day been proved to ['^ our" or " fny "] satisfaction that
a true copy of a summons requiring the [" Owner" or " Occupier"] of the aforesaid
dwelling-house to appear this day before [" its" or " me"] have been duly served in
pursuance of the Housing of the Working Classes Acts, 1890 to 1903, and of the
Enactments applied by those Acts :
M
290
Now, on proof here had before [" 71s " or " w<"] —
That the said dwelling-house is in a state so dangerous or injurious to health as
to be unfit tor human habitation, and that the said dwelling-house is in such a state
that the occupation thereof should be immediately discontinued :
["IFe" or "/"] in pursuance of the Housing of the Working Classes Acts, 1890
to 1903, and of the Enactments applied by those Acts, —
Do order that the occupation of the said dwelling-house shall be immediately
discontinued, and do also order and declare that this Order shall have effect unless
or until a Court of Summary Jurisdiction shall, by Order, determine this Order.
Given under the \^'' hands and seals of tis" or ^' hand and seal of nie" followed
by the description of the Court'\ this day of 19 .
t This Form should be used in every case in -which a Notice iii the Form (A) ?-f
not required to be se) ved.
* In case the party sufuinoned do not appear, substitute this passage for the
preceding passage.
Given under the Seal of Office of the Local Government Board this Seventh day
of January, in the year One thousand nine hundred and five.
(L.s.) WALTER H. LONG, President.
S. B. PROVIS, Secretary.
L.G.B. CIRCULAR TO LOCAL AUTHORITIES AS TO NEW FORMS
IN Proceedings relating to Closing Orders.
(Section 3, Housing Act, 1903.)
Local Government Board,
Whitehall, S.W.,
gth /anuary, igoj.
Sir,
I am directed by the Local Government Board to draw the attention of the
Local Authority to the provisions of sulisection (2) of section 8 of the Housing of the
Working Classes Act, 1903, by which the Board are empowered to prescril)e forms in
substitution for those in the Fourth Schedule to the Housing of the Working Classes
Act, 1890.
The Board, after consultation with the Law Officers of the Crown on certain
points of difficulty which have arisen in connection with the preparation of the new
forms, have now issued an Order prescribing the forms. Two copies of the Order
are enclosed.
Copies of the Order and of this letter have been sent to the Clerks to the Courts
of Summary Jurisdiction in England and Wales.
Questions which have arisen in the preparation of the forms.
The following statement shows the nature of the questions which have arisen,
and the conclusions at which the Board have arrived in determining them for the
purposes of the forms : —
L Subsection (i) of Section 8 of the Act of 1903 gives authority for two new
varieties of " Closing Order."
A "Closing Order" may now be made where, in the opinion of the local
authority, [a) any dwelling-house is not reasonably capable of being made fit for
human habitation, or (b) is in such a state thai the occupation thereof should be
immediately discontinued.
The Act of 1903 contains no new definition of what is meant by a Closing
Order ; and the Board have considered that these additional Closing Orders will have
the characteristics of the Closing Order of sections 32 and 33 of the Housing of the
Working Classes Act, 1890.
291
Accordingly the Board have thought that the new Closing Orders may be
properly described as made in pursuance of the Housing of the Working Classes Acts
1890 to 1903, that, with the exception of the preliminary notice for abatement of
nuisance, the procedure (i.) for obtaining a new Closing Order, (ii.) for an ajipeal
from a new Closing Order, and (iii.) for determination of a new Closing Order, will
be similar to that applicable to a Closing Order under section 32 of the Act of 1890 ;
and, as in the case of that Closing Order, the proceedings lor obtaining the new
Closing Order may be taken against the owner or che occupier of the dwelling-house.
II. In the forms now prescribed the Housing of the Working Classes Acts,
1S90 to 1903, and the enactments applied by those Acts, have been cited as the
statutory authority for the procedure.
It will be remembered that section 32 (i) of the Act of 1890 requires the local
authority in the circumstances therein-mentioned to take proceedings against the
owner or occupier of a dwelling-house under the enactments set out in the Third
Schedule to that Act.
The enactments are described in the Third Schedule as "enactments applied for
the purpose of proceedings for closing premises in England . . ." and comprise a
limited selection of statutory provisions (i.) from the Sanitary Act, 1866, and the
Nuisances Removal Act, 1855, which in 1890 were in force in the administrative
count}' of London, and (ii.) from the Public Health Act, 1875, then and now in force
elsewhere than in London.
The effect of subsection {7) of section 142 of the Public Health (London) Act,
1S91, is to substitute corresponding provisions from that Act for the provisions
applicable to London.
A difficulty, however, arises out of the applied enactments and the Act of 1S90,
since the applied enactments do not extend to many details of procedure, and the Act
itself does not expressly supplement the applied enactments in these particulars.
Thus, to take a single illustration, the applied enactments provide for the issue
of a summons, but they do not, in themselves, indicate the manner of service ; and
the Act of 1890 nowhere expressly supplies the omission, either by reference to the
Summary Jurisdiction Acts or otherwise.
The Board have consulted the Law Officers on the point, anvi they have advised
the Board that the scheduled enactmenis cannot be read as eniirtly isolated and
self-contained, but that the ordinary procedure must be read as incorporated.
Observations on the new forms.
With regard to the forms now prescribed, the Board desire to make the
following observations : —
In the forms the expre.ssion "Court of Summary Jurisdictinn " has been
invariably used.
It has been left to the persons concerred to distinguish any instance in which the
Court may be appropriately described as a Petty Sessional Court.
Form A. — This form does not differ essentially form the original Form A m
the Fourth Schedule to the Act of 1890. The form has been framed so as to be
inapplicable to cases under section 8(1) of the Act of 1903.
The only detail to which it seems to be necessary to draw attention is the
footnote in italics.
Upon this footnote it is to be observed that section 8 (i) of the Act of 1903 does
not expressly prohibit the service of a preliminary notice. As, however, the purport of
the notice would be to require abatement of the nuisance, the notice wcjuld not be
a])propriate to the circumstances of the ftrst case mentioned in section 8 (l) of the
Act of 1903, namely, the case of the dwelling-house which, in the opinion of the local
authority, is not reasonably capable of being made fit for human habitation.
The other case mentioned in section 8 (i) of the Act of 1903 is that of the
•dwplling-house in such a state that its occupation should be immediately discontinued.
292
In this case, although the interposition of the preliminary notice might
occasionally have results such as could otherwise only be attained through a Closing-
Order under the last-mentioned enactment, the delay attending such procedure must
be regarded as counterbalancing all possible advantages.
It has, therefore, been considered that no provision should be made in the new
forms for the permissive use of a preliminary notice in the case where immediate-
discontinuance of occupation is required.
Form B and Form C. — Form B is applicable to the summons prior to the
Closing Order under the enactments applied by section 32 of the Act of 1890, and
Form C is applicable to the summons prior to either of the Closing Orders specially
authorised by section 8 (l) of the Act of 1903.
With regard to Form B, it will be seen that the corresponding form in the Fourth
Schedule to the Act of 1890 gives the effect of the complaint as being "that the
premises above mentioned are used as a dwelling-house, and are in a state so
dangerous or ii-ijurious to health as to be unfit for human habitation."
In the new form, the complaint is stated to be " that the above-named dwelling-
house is in a state so dangerous or injurious to health as to be unfit for human
habitation."
It has been considered that the decision in Robertson v. King (L.R. (1901)'
2 K.B. 265) renders it inexpedient to reproduce the wording of the original form.
Form D. — In the new form the prohibition of the use of the dwelling-house is
qualified by the words " until in the judgment of a Court of Summary Jurisdiction it
is rendered fit for that purpose."
In the Form C prescribed by the Fourth Schedule to the Act of 1890, the
corresponding words are, " until in our (or my) judgment they are rendered fit for
the purpose."
It has been considered that tht-re is no longer any sufficient reason for the
limitation implied in the language of the original form with regard to the particular
justices or magistrate by whom the Closing Order may be determined.
There is no provision in section 32 (2) or in section 33 (i) of the Act of 1890
which expressly requires that the subsequent Order to determine a Closing Order
shall, in all cases, be made by the Court of Summary Jurisdiction making the
Closing Order.
It would seem, at least, that the effect of section 97 of the Public Healih Act,
1875, as applied by section 32 (i) of the Act of 1890, is that the Court making the
Closing Order and the Court determinii-ig the Closing Order need not consist of the
same justices or magistrate.
And in the case of London, the doubt which formerly arose out of sections 12
and 13 of the Nuisances Removal Act, 1855 — enactments applied by section 32(1)
of the Act of 1890 — may be considered to be removed by the language of section 5
of the Public Health (London) Act, 1891. The form of expression — "a Petty
Sessional Court " — in subsection 8 of that section would be inconsistent with an
intenlion to limit the power of cancellation to the particular justices or magistrate
who constituted the Petty Sessional Court of subsection i, namely, the Petty Sessional
Court hearing the complaint and making the Closing Order.
Form E and Form F — In the wording of the new forms it has been considered
that, where the dwelling-house is not, in the opinion of the local authority, reasonably
capable of being made fit for human habitation, the Order of the Court of Summary
Jurixliction which, in effect, confirms the opinion of the local authority, should not
be determinable by another Order of a Court of Summary Jurisdiction.
Accordingly Form E is framed so as to show that determination of the Order is
not contemplated as a possible or appropriate contingency.
On ihe other hand, it is assumed that the prohibition of the use or continued
occupation of the dwelling-house cannot properly be made final. The prohibition is,,
therefore, qualified as in the concluding words of Form F.
293
It is, of course, to be inferred from The Queen v. De Rutzen and Vestry of
Chelsea (9 Times L.R. 51) that a local authority, by prompt action with a view to
demolition, may prevent the exercise of the power of determining the Order.
Nevertheless, there would seem to be no sufficient authority in the Statutes for
recognising this particular variety of Closing Order under section 8 (l) of the Act of
1903 as necessarily final in all circumstances, while the Closing Order of section 32 of
the Act of 1890 is determinable.
Forms of order determining closing order.
In the Fourth Schedule to the Act of 1S90 no form is prescribed for an Order
determining a Closing Order, and the Act of 1903 does not empower the Board to
prescribe forms for this purpose. The Board, however, have thought that forms
of this sort might be practically useful, and they suggest that the forms set out in the
Appendix to this Circular might serve the purpose.
Purchase of copies of order and circular.
The Order and this Circular will be placed on sale, and copies may shortly be
obtained, either directly or through any bookseller, from Messrs. Wyman and Sons,
Limited, Fetter Lane, E.C.
I am. Sir,
Your obedient Servant,
S. B. PROVIS,
The Clerk to the Local Authority. Secretary.
Appendix.
Suggested form of order determining closing order, t
I This Form is suggested for use only in cases to which the prescribed Forvi A is
applicable.
To the {descriptio7i of local authority^.
To the [" Owner" or " Occtipier"'\ of the dwelling-house \_such a description of
the dwelling-house as may be sufficient for its identification'].
[Name of County or 's WHEREAS on the day of ,
other Jurisdiction.^ I ^ Closing Order in respect of the above-mentioned dwelling-
^rSkt 0°''°"^'! I house within the District of the [description of local authority-]
to wit. ' J was made by a Court of Summary Jurisdiction acting in and
for the [name of County or other Jurisdiction] and by the said Closing Order the
Court of Summary Jurisdiction, in pursuance of the Housing of the Working Classes
Acts, 1S90 to 1903, and of the Enactments apphed by those Acts, prohibiting the
using of the said dwelling-house for the purpose of human habitation, until, in the
judgment of a Court of Summary Jurisdiction, the dwelling-house should be rendered
fit for that purpose :
And whereas in the judgment of [" ?«" or " me" followed by the description of
the Court] the said dwellmg-house has been rendered fit for human habitation :
Now therefore ["we" or "/"] do hereby determine the Closing Order
aforesaid.
Given under the ["hands and seals of us" or " hand and seal of me," followed
hv the description of the Court] this day of 19 .
Appendix.
Suggested form of order determining closing order.!
t This Form is suggested for use only in cases to which the pi-escribed Form F is
applicable.
To the [description of local authority].
To the [" Owner" or " Occupier"] of the dwelling-house [such a description of
the dwelling-house as may be sufficient for its identification].
294
[Name of County or\ WHEREAS on the dav of ,.
otherJuris^ctionA I ^ Closing Order in respect of the alwve-menlioned dwelling-
or^'xli^^i of°™"^ I house within the District of the {^description of local authorily'\
to wit. ' ) was made by a Court of Summary Jurisdiction acting in and
for the Sjiame of County or other /nrisdic:ion'\ and by the said Closing Order the
Court of Summary Jurisdiction, in pufsuance of the Housing ot the Working Classes
Acts, 1890 to 1903, and of the Enactments applied by those Acts, did order that the
occupation of the said dwelling-house should be immediately discontinued, and by
the said Closing Order did also order and declare that the Closing Order should have
effect unless or until a Court of Summary Jurisdiction should, by order, determine the
Closing Order :
Now therefore ["we" or "1," followed by the description of the Court] do
hereby determine the Closing Order aforesaid.
Given under the ["hands and seals of us" or " hand and seal of me," folloii'c
by the description of the Court] this day of ig .
PROCEDURE FOR IMPROVEMENT SCHEME UNDER
PARTS I AND II OF THE HOUSING ACT OF 1890.
Circular to Town Councils.
[Note. — This circular, with sjibstitution of ivords "Urban District" for
" Town" was sent to all Urban District Councils.]
Session 1906.
Provisional Orders under the Public Health Act, 1875, the Housing of the
Working Classes Acts, 1890 and 1903, The Gas and Water Works
Facilities Acts, and the Local Government Act, 1888.
Local Government Board,
Whitehall, S.W.,
1st September, igo^.
Sir,
I am directed by the Local Government Board to state that they deem it
desirable to follow the practice of previous years, and to fix dates before which all
applications must be made for Provisional Orders under the Public Health Act, 1875,
and section 54 (i) [a) of the Local Government Act, 18S8, and for all Orders under
the Housing of the Working Classes Act, 1890, which may become provisional in
accordance with the provisions of section 5 of the Housing of the Working Classes
Act, 1903, if it is wished that the Order should be confirmed during the session of 1906.
The necessity for this course is the more apparent in view of Standing Order 193 (a)
of the House of Commons which provides that no Bill originating in that House
for confirming a Provisional Order shall be read the first time after Whitsuntide.
Experience shows that unless this date is strictly adhered to, it will probably be
impossible for Bills to confirm Provisional Orders to reach the House of Lords by the
date necessary to ensure compliance with the Lords' Sessional Order relating to the
Second Reading of such Bills.
The Board have accordingly determined that all such applications must be
received by them not later than the dates mentioned in the Provisional Order
Instructions enclosed herewith, and it must be clearly understood that those dates
are fixed as the latest at which applications for Provisional Orders can be received.
It is oliviously desirable that, wherever practicable, the applications should be made
earlier, and the Board therefore trust that every Town Council who may propose to^
apply for a Provisional Order, will make their application as soon as they are in a
position to furnish the requisite particulars. Early application in the case of an
Order under the Housing of the Working Classes Acts which may become provisional
is the more important in view of the fact that under section 5 of the Housing of the
Working Classes Act, 1903, a period of two months from the date of publication of
such Order must elapse before it can be determined whether the Order will become
provisional and require Parliamentary sanction or not.
[Paragraph dealing with another subject omitted.]
295
The Board have carefully revised the Instructions which they have been
accustomed to issue relating to applications for Provisional Orders under the Public
Health Act, 1875, the Housing of the Working Classes Acts, and section 54 (l) (a)
of the Local Government Act, 1SS8, and copies of the revised Instructions are
enclosed for the information of the Town Council.
******
I am to add that in connection with applications for the sanction by the Board of
the costs incurred by a Town Council in promoting or oppo-ing a Provisional Order
under section 298 of the Public Health Act, 1875 (which section is made applicable
to Provisional Orders under the Local Government Act, 1888, by section 87 (2) of
that Act), it is the practice of the Board to require that such costs shall be taxed by
the Taxing OfBcer of one of the Houses of Parliament. It will not, therefore, be
necessary to submit such costs for taxation by the Clerk of the Peace.
I am. Sir,
Your obedient Servant,
S. B. PROVIS,
TAe Town Clerk. Secretary.
\^The Instructions referred to in the foregoing circular simply modify the
Instructions issued 2Sth August., i8gy {see pages ^g- 60 Appendix Housing Handbook),
in certain respects so as to comply tvith the alterations effected by the Housing Act of
1903 ■'\
[ The modifications are printed below in black type. ]
Session 1906.
Provisional Order Instructions C.
Instructions as to applications to the Local Government Board for the
confirmation of improvement schemes under Part I of the Housing of
the Working- Classes Act, 1890 (53 and 54 Vict. c. 70), by Orders
which may become provisional in accordance with the provisions of
section 5 of the Housing of the Working Classes Act, 1903 (3 Edw.
7. c. 39).
1. The application must be made by a Petition of the Local Authority
containing the particulars required by section 8 of the Act of 1890. The Petition
should be under the seal of the Local Authority ; and if it is desired that, in the event
of any Order which may be issued liecoming provisional, such Order should be
confirmed during the session of 1906, the Petition must be presented not later than
the l8th December {see page §g Appendix Housing Handbook, last two paragraphs).
It is, however, very desirable that in such cases the Petition should be presented at
an earlier dale, so as to prevent the possible loss of a Parliamentary Session in the
event of errors being discovered too late to be remedied.
2. The Petition should be accompanied by the following documents : —
(a) A copy of the official representation.
{b) Two copies of the improvement scheme.
(c) Two copies of the estimate of the cost of carrying the scheme into effect.
{d) Particulars of the scheme, giving the acreage of the area affected by it, the
number of persons of the working class who will be displaced, and the
number for whom, and the place or places at which, dwelling accom-
modation is to be provided. Where this accommodation is not
intended to be provided within the limits of the area included in the
scheme, the reason for this cause must be stated, and the distance by
the nearest public thoroughfare from that area must be given. The
particulars should also show, as far as practicable, in what way the area
included in the scheme, and the place or places at which dwelling
accommodation for the working class is to be provided, may be dealt
with so as to carry out the purposes of the Acts and the proposed scheme.
2g6
(e) Particulars showing, by reference to the numbers of the properties on the
maps, (i) the area included in the official representation ; (2) any lands
(a) excluded from such area Ijy the Local Authority, or (d) included in
it by the Local Authority, under section 6(1) (a) of the Act of i8qo,
and the reasons for such exclusion or inclusion ; (3) any lands included
for widening existing approaches to the unhealthy area or otherwise for
opening out the same for purpose of ventilation or health, under section
6(1) (b) ; and (4) the lands proposed to be taken compulsorily.
(/) Maps showing (i) the area included in the official representation, and (2)
the area included in the improvement scheme (which maps are herein-
after referred to as the "deposited maps"), (3) any site where dwelling
accommodation is to be provided which is not within the area included
in the scheme, and (4) the position of each site in relation to the area
included in the scheme ; and a book of reference to the deposited maps
in duplicate. The several properties should be numbered consecutively
on the deposited maps. Each parcel of land, notwithstanding that
several may belong to one owner, should be separately numbered, the
outside boundaries of each parcel being defined by hard lines, and the
buildings (if any) on each parcel being linked into it, so that it may be
seen to what properties each number applies. The Book of Reference
should be prepared on the groitnd-jA. the same time as and in conjunction
with the deposited maps, each parcel of land being numbered to
correspond with the deposited maps, and being described so as to show
what properties are covered by each number.
[g] A Statutory Declaration, specifying in which of the modes mentioned in
section 7 of the Act of 1890 the notices have been served, and the
names of the persons so served. This Declaration should be made by
the person who served the notices.
(li) A Statutory Declaration made by the Clerk to the Local Authority,
showing that all the other requirements of section 7 of the Act of 1890,
as amended by section 5(1) of the Act of 1903, have been complied
with, and that the Petition stales the names of the owners or reputed
owners and lessees or reputed lessees who have dissented in respect of
the taking of their lands. Copies of the newspapers containing the
advertisements, and also of the form of notice served on the owners,
lessees and occupiers, should be annexed to the Declaration as
exhibits.
3. Standing Orders 38 and 39 of both Houses of Parliament (extracts from
which are appended) must be complied with, and immediately after the last of the
deposits required by the Standing Orders has been made, the Board should be
furnished with an Affidavit, for production to the Examiners of Standing Orders in
proof that the requirements of the Standing Orders referred to have been complied
with. This Affidavit must state definitely that the Plans, Sections, Books of
Reference or Maps deposited at the Private Bill Office and at the Office of the Clerk
of the Parliaments respectively, in compliance with Standing Orders 39 above
referred to, are in accordance with those QxAq.xs duplicates oi\\\o%^ deposited with the
Board.
4. Every Statutory Declaration and Affidavit must be made or sworn before a
Justice of the Peace or a Commissioner for Oaths, and must be stamped with a haif-
crown impressed stump, and each exhibit to a Statutory Declaration or Affidavit must
be marked by the declarant or deponent, and by the Justice of the Peace or
Commissioner for Oaths, as the case may be, in the usual way.
Extracts from Standing Orders.
Standing Order 38 (House of Commons).
" Where any Bill contains or revives or extends power to take compulsorily or
by agreement any land in any local area as defined for the purposes of this Order, and
such taking involves, or may involve, the taking in that area of any house or houses
297
occupied either wholly or partially by thirty or more persons of the working'
class, whether as tenants or lodgers {see page 60 Appendix Housing Handbook,
line ^i) the promoters shall deposit in the Private Bill Office* and at the Office of
the Central Authority on or before the 2ist day of December, a statement giving
the description and postal address of each of such houses, its number on the
deposit^ed plans, the parish in which it is situate, and the number (so far as can be
ascertained) of persons of the working class residing in it, and also a copy of so
much of the deposited plans (if any) as relates thereto.
"This Order shall not apply where a statement in pursuance of this Order was
deposited in respect of the Act, the powers of which are proposed to be revived or
■extended.
" For the purposes of this Order the expression ' local area ' means — ....
as respects England and Wales (outside London) any borough, or other urban district,
and elsewhere than in a borough or other urban district, any parish ;
"The expression 'house' means any house or part of a house occupied as a
separate dwelling.
"The expression 'working class' means mechanics, artizans, labourers, and
others working for wages, hawkers, costermongers, persons not working for wages
but working at some trade or handicraft without employing others except members
of their own family, and persons, other than domestic servants, whose income in any
case does not exceed an average of thirty shillings a week and the families of any of
such persons who may be residing with them.
"The expression 'Central Authority' means .... as regards England
and Wales (outside London) the Local Government Board ....
"The expression 'Bill' includes a Bill confirming a Provisional Order."
* In Standing Order jS (House of Lords) the " Office of the Clerk to the
Parliaments " is substituted.
Standing Order 39 (House of Commons).
"Whenever Plans, Sections, Books of Reference or Maps are deposited in the
case of a Provisional Order . . . proposed to be made by any Public Department
or County Council, duplicates of the said Documents shall also be deposited in the
Private Bill Office* : provided that with regard to such deimsits as are so made at
any Public Department or with any County Council after the Prorogation of
Parliament, and before the 30th day of November in any year, such duplicates shall
be so deposited on or before the 30th day of November."
* Ths Standing Order ^g (House of Lords) the " Office of the Clerk of the ,
Pat-lianients^' is substituted.
N.B. — // is particularly reqiiested that the Petition, Declaration, Affidavit,
Notices and other Documents may be on foolscap paper of the usual size, and that
whenever more than two copies of any of these documents are required for use such
doctiments may be printed, so as to facilitate examination.
S. B. PROVIS,
Local Government Board,' Secretary.
Whitehall,
1st September, igoj.
COMPULSORY ACQUISITION OF LAND FOR PURPOSES
OF PART III.
[Note. — Under the Housing Act of iSgo land for the purposes of Part I II must
be acquired under the Purchase Clauses of the Public Health Act, i8yj (sections ly^-
178), and section ij^ hereinafter referred to determines the procedure. 1^
Session 1906.
Provisional Order Instructions A.
Applications for Provisional Orders to put in force the compulsory powers
of the Lands Clauses Acts, under section 176 of the Public Health
Act.
1. (a) The application must be made by a Petition under the seal of the Local
Authority, containing the particulars required by section 176 (3) of the Public Health
Act, 1875. In case of a Rural District Council it is not necessary (unless special
circumstances would lead to saving of expense) that a separate application be made
or separate proceedings be taken as regards each Conlril)utory Place affected by the
proposals. The lands proposed to be purchased should be specified in the petition
by inserting therein before the prayer of the petition an exact copy of the book of
reference mentioned in Instructi(jn 4, amended if necessary, so as to show by
alterations in manuscript any changes or corrections ascertained between the
preparation of the reference and the sealing of the petition.
(5) Where it is only intended to carry sewers into, through, or under lands, such
lands should not be included in the Petition, as the local authority are empowered by
section 16 of the Public Health Act to carry sewers into, through, or under lands
without purchasing the lands. See also section 54 as to water mains.
2. The Petition must be presented not later than the 31st of October if the
advertisements of the proposal were published in September, not later than the 30th
November if they were published in October, and not later than the i8lh December
if they were published in November.
3. (a) Attention is drawn to the provision in section 176 of the Public Health
Act, 1875, which empowers local authorities to give in the months of September and
October, or of October and November, the advertisements and notices which are
required before they can apply for a Provisional Order to enable them to obtain lands
by compulsory purchase. The local authority should avail themselves of this power
as far as jiracticable, so that the Petition may be presented at an earlier date, and so
as to prevent the possible loss of a Parliamentary Session in the event of errors being
discovered too late to be remedied.
(/') The Board have found that in some instances a misapprehension has
prevailed as to the period within which the advertisements and notices prescribed by
section 176 of the Public Health Act must be given. The section provides that the
advertisements shall be published during three consecutive weeks in the months of
September, October and November, and it is necessary that the three weeks in which
the publication takes place should all be included in the same month, whichever of
those above-mentioned is selected for the purpose. Moreover, the advertisements
'must be published in the newspaper each week, and the notices to the owners,
lessees, and occupiers of the lands which it is proposed to purchase must in all cases
be served in the month immediately tollowing that in which the advertisements are
published.
(c) The Board have also found that in some cases the deposit of the plan of the
proposed undertaking at the place to be named in the advertisement referred to in
section 176 (2) (hereinafter referred to as the "deposited plan") has not been made
until after the advertisement has been published ; but the deposit should always be
made at such time as to enable the deposited plan (and sections, if any) to be seen at
all reasonable hours at the prescribed place so soon as the first advertisement appears.
The plan should be marked " Deposited Plan" when deposited, and should (together
with the sections, if any) remain open to inspection at all reasonable hours from the
date of the deposit until the time when it is sent to the Board with the Petition in
accordance with Instruction 4 (d). When the deposited plan (and sections, if any)
are returned by the Board, they should be re-deposited and remain at the prescribed
place and be open to inspection at all reasonable hours until the Bill to confirm the
Provisional Order, if an Order is issued, has received the Royal Assent.
299 .]
4- {a) As regards the deposited plan and the book of reference, the following
directions must be strictly complied with : —
(i) The deposited plan, which should be carefully corrected on the ground,
should show not only the lands to be purchased, and the parish in
which they are situated, but also the manner in which those lands will
be ulilizrd for the purposes in view, and the position, as nearly as
practicable, of any buildings, tanks, reservoirs, or other works to be
erected or constructed on the lands. The position in relation to the
lands of any sewers, pipes, or other works, which may be contemplated
as part of the undertaking for which the lands are required, should abo
be shown. In the case of land required for making a new street or
widening a street, the frontage line of the new street, or of the street
when widened, should le shown by a hard line of colour ; and the
deposited plan should be accompanied by sections showing the proposed
level of the new street in relation to the adjoining lai ds and to any
existing streets which will communicate with the new street, and
showing any alteration in the levels of the streets to be widened or
altered, so far as it effiects lands in that street or the communication
with any existing streets. In the case of any street proposed to be
widened, the deposited plan should be figured so as to show the widths
at all material points of the existing street, and of the street as proposed
to be widened. Any tramway in such street should be accurately
indicated on the plan, and the space at material points between the
outer lines of the tramway and the footpath on each side of the road,
both before and alter the contemplated improvement, should be given.
(ii) The deposited plan should be coloured so as to distiuguish the lands
proposed to be actually purchased, and each parcel of land, notwith-
standing that several may belong to one owner, should be separately
numbered, the outside boundaries of each parcel being defined by hard
lines, and the buildings (if any) on each parcel being linked into it, so
that it may be seen to what properties each number applies.
(iii) The book of reference should also be prepared, on the ground, at the
same time as, and in conjunction with, the deposited plan ; it should
show the parish in which the lands are situate, each parcel of land
being numbered to correspond with the deposited plan, and being
described so as to show clearly what properties are covered by each
number. [See Instruction i (a).]
(iv) A copy of the book of reference should be placed with the deposited plan
at the time of deposit, for local inspection.
(d) The Petition should be accompanied by a copy of the deposited plan (and
sections, if any), or of so much thereof as relates to the Petition, and by a book of
reference (in duplicate), altered (if necessary) to correspond to the copy included in
the Petition in accordance with Instruction i {a). The deposited plan (and sections,
if any) should also accompany the Petition for comparison with the copy, and when
returned by the Board should be re-deposited in accordance with Instruction 3 (r).
5. [a) A Statutory Declaration specifying the manner in which the notices under
section 176 were served upon the owners, lessees, and occupiers, and the names of
the persons so served, should be made by the person who served them, and the
service must be effected strictly in accordance with one of the modes prescrilied by
section 267 of the Act. The service should be effected by a responsible person. In
the event of difficulty arising in ascertaining the actual interests of several owneis,
lessees, or occupiers where the boundaries between lands are not well or clearly
defined, and the interests may overlap, it would be well to describe the lands as
belongmg to all the parties who claim or who are believed to have an interest in the
lands, and to serve the notices accordingly, so as to avoid possible objection to the
lands being taken on the ground of want of due notice.
[6) A Statutory Declaration should also be made by the Clerk to the Local
Authority, showing that all the other requirements of section 176 and of these
Instructions have been duly complied with, and the following exhibits should be
annexed, viz. :^(i) Copies of the newspapers containing the adverrisements ; (2) a
copy of the form of notice served upon owners, lessees, and occupiers ; and (3) a
statement showing, with reference to the numbers of the deposited plan, the several
parcels of land in respect of which notice was served upon each owner, lessee, and
occupier, and what reply, if any, has been received from the owner, lessee, and
occupier in respect of each parcel of land.
6. In the case of land required for widening a street, the fact that the street is
repairable by the inhabitants at large should be stated in the Peiition.
7. The Declaration or Declarations should be sent to the Board with the
Peiition,
8. Standing Orders 38 and 39 of both Houses of Parliament, extracts from
which are appended, must be complied with, and immediately after the last of the
deposits required by the Standing Orders has been made, the Board should be
furnished with an Affidavit for production to the Examiners of Standing Orders, in
proof that the requirements of the Standing Orders referred to have been complied
with. This Affidavit must state definitely that the Plans, Sections, Books of
Reference or Maps deposited at the Private 13ill Office and at the Office of the Clerk
of the Parliaments respectively in compliance with Standing Orders 39 above referred
to, are in accordance with those Orders duplicates of those deposited with the Board.
9. Where the taking of the land will not involve the acquisition of any house
or houses, occupied either wholly or partially, by thirty or more persons of the
working class, whether as tenants or lodgers, this fact should be stated in the
Affidavit, so as to show that the Standing Order does not apply.
10. Every Statutory Declaration and Affidavit must be made or sworn before a
Justice of the Peace or a Commissioner for Oaths, and must be stamped with a half-
crown impressed stdim"^ ; and each exhibit to a Statutory Declaration or Affidavit must
be marked by the Declarant or Deponent and by the Justice of the Peace or
Commissioner for Oaths, as the case may be, in the usual way.
MEMORANDUM WITH RESPECT TO THE PROVISION AND
ARRANGEMENT OF DWELLINGS.
It is extremely important to note that the contents of this
memorandum are only suggestions and not obligatory building regulations
imposed by the Local Government Board as a condition of sanctioning any
housing loan. Mr. Noel Kershaw, Assistant Secretary to the Local
Government Board, made this clear before the Select Committee on Rural
Housing, June nth, 1906, in his answers to questions 267-272. In answer
to Mr. Jas. Rowlands, M.P., he stated that the Board do not impose
any conditions as to plans and specifications for the construction of
dwellings under the Act over and above those required by the model
bye-laws, although they have made suggestions on small matters in
exceptional cases.
It may be added that exception might quite reasonably be taken under
certain circumstances to the detailed enforcement of the suggestions
indicated below (but not in the original) by brackets.
The Local Government Board, in connection with schemes and proposals
submitted to them by local authorities in pursuance of Parts I, II and III, of the
Housing of the Working Classes Act, 1890, have had occasion to consider the
principles which should be observed in the construction of new dwellings, when these
are provided either by the local authorities themselves, or by other persons under
grants, leases, or contracts, to which the local authorities are party.
In this memorandum the Board have summarized their views upon the more
important of these principles, so far as they are applicable to the erection of (a)
separate houses or cottages, whether detached, semi-detached, or in rows or terraces ;
(b) tenement dwellings in houses or blocks ; and (r) buildings intended for use as
lodging-houses, occupied other than as separate dwellings.
(a) Separate houses or cottages.
The ordinary dwelling adapted to the working class family should comprise [a
living room, with a sctiUery atid pantry attached, and two or three bedrooms — one for
the parents, and one or two for the children — together with the necessary conveniences
and out-offices\ In rural districts accommodation may sometimes be conveniently
arranged in a one-storey cottage, but in urban districts it will be found economical to
arrange it in a two-storey cottage.
It is important that every dwelling should be arranged so as to have ample open
space both in front and at the rear, and on this account back projections should only
be made where the width or frontage of the building is quite sufficient to secure
adequate light and air to the rear windows. It is also important that windows
should open \i7ito such space'] in each storey, so as to ensure adequate through
ventilation of the dwelling.
The living room, being the principal one and used by all the inhabitants in
cominon, ought to be as large and commodious as practicable. [It should have an
area of not less than 144 square feet and preferably more, with a clear
height of from 8 to 9 feet.] The pantry or larder is better entered from tne
living room than actually within it. and, in order that food may l)e kept there without
being affected by heat or by the air ot the living room, it should, in either case, be
well lighted and ventilated by a separate wind iw opening into the external air, and
be well removed from any fireplace or chimney flue. The scullery [which should have
a floor area of some go square feet, should be entered airectly from the living j-oom, and
be fitted zuith a sink (with water laid on ), plate-rack, tjr'r. ] and a boiling copper for
washing purposes. In some districts a bread oven may also be provided in the
scullery, in which case an oven in the kitchen range in the living room fireplace is
not so necessary [but a boiler, for hot-water supply, is always indispensabl in the
kitchen range.] Tne fuel store, whether for c )al or wood, may be ei.her outside m
the back yard or in a cellar, but wherever a cellar is provided it is important that
special care should be taken to protect the interior of the house from damp and
ground-air penetrating the walls of the cellar. The cellar should have means of
light, and of ventilation into the external air ; and, whether a cellar be provided or
not, the site of the building should be covered with an impervious layer of cement
concrete {especial y] if on made or damp ground. Cellars should not be constructed
in damp or low-lying areas. The staircase should be as independent of the rooms as
possible in order to obviate its conveying vitiated air from the cellars or living ro 'in
to the rooms above, and for this reason \_lhe ari-augement of the staircase between the
front and back rooms is to be avoided] as far as possible. Means of light and
ventilation should be provided for staircases. There should be a separate wa'er-
closet for each dwelling [with an entrance under cover if possible — as from a porch —
direct from the outside]. The bedrooms ought to be as large as the circumstances
permit {and from 8 to g feec in height throughout]. There should be one bedroom,
containing at least 1,080 cubic feet, for parents and a child. The second bedroom
should contain at least 720 cubic feet, and if the space admits a third room somewhat
smaller may be provided. ,
{The above accommodation will be found adequate for an average of some five
persons ifi the dwelling.] It may occasionally be desirable to provide an additional
bedroom in an attic storey, but this is rarely needed for the family, while, where it
is not so needed and is still provided, it tends to encourage the practice of receiving
one or more lodgers — a practice which is by no means free fi om objection]. Where
persons needing lodging accommodation are at all numerous, the sanitary authority
would do well to consider the expediency of providing suitable lodging-houses under
the Act. While, however, accommodation in three or four bedroo'ns is
recommenrJed in each tenement or dwelling, there may frequently be demand for two
or three-room tenements by persons of a class who would be reluctant to avail
themselves of the lodging-houses ; and it may be worth considering whether some
such accommodation might not usefully be provided in the class of dwellings referred
to below.
302
(b) Tenement dwellings in houses and blocks.
Tenements in houses which consist of a ground-floor tenement reproduced with
separate entrance upon the first floor come practically within the category of separate
houses and should he arranged accordingly. In this class of dwelling particular
attention should he paid to the provision ot suitable access to the first floor dwelling
[/;-(?/« the fronf^ and access to the yard at the rear, sufficient space being provided
at the rear to enable such space to lie divided so as to form an adequate {^separate
yard for each teiieincni~\ and to aftord room for sanitary conveniences for each
tenement.
Where tlie dwellings take the form of tenements or flals arranged in blocks, as is
often necessary in towns and thickly populated areas, care should be taken so to
arrange each building that ample open space may be provided both in its front and
its rear, in order that there may lie ample light and free circulation of air about the
Viuilding. To this end it is desirable to limit the height of the blocks to some three,
or at most four, storeys, unless the distance across the open space to the front and
rear be unusually great ; also to restrict the lengih of each block in order that wide
gaps may be provided between one block and another for promoting circulation of
air. Blocks of buildings should not be directly connected together at a right angle
or an acute angle. {^7 he staircase giving access to the several dwellings in a btocR
should be quite open, on 07ie side at least, to the external ah-\ and of convenient width
and easy rise, winder steps being avoided as far as practicable.
■ In the planning of buildngs in blocks, care should be taken that the rooms are
so arranged that a current of air may pass through them. Ter ements arrangrd back
to back, or without through ventilation, are open to objection ; and it is undesirable
that more than two rooms should be approached one from another en suite.
The dwellings are best arranged so that each staircase will give access to two
dwellings — one on each side of it — in each storey. Balconies or galleries in each
storey, having a staircase at each end, are generally objected to as means of access to
a range of dwellings in a block or serie-; of blocks, as failing to give the same amount
of privacy that is afforded by the staircase between the vertical sets of dwellings.
Where dwellings are arranged in blocks, or on the house tenement principle,
special care becomes necessary that the water-closet requisite for each dwelling is
contrived so as to be practically outside the dwelling. It can generally be entered
from a recessed open verandah, which will also be found useful for other purposes.
Space will have to be found for a sufficient s'ore of fuel, and it is desirable to contrive
this so that it may be filled from the staircase and thus avoid the dust and dirt that
would result from bringing in sacks of coal and emptying them inside the dwelling.
So, too, a dust shoot from each of the upper floors should, if provided, be exterior to
the dwellings, and would need special contrivance, by means of double doors opening
and closing together, or by some other means, to prevent it from becoming a nuisance.
The provision of sinks in the living room is undesirable and should be avoided as
much as po-sible.
The construction of the block dwellings must be as reasonably secure from
danger of fire as possible. The stairs must, of course, be of incombustible material,
and it is highly desirable that the floors should also be so formed as far as practicable.
If the roof is constructed flat in order to serve as a place of recreation for children,
or as a drying place for linen after it has been washed in properly arranged wash-
houses which may be constructed there, it ma}' serve, in case of fire, as a useful
means of escape from a staircase which may be temporarily obstructed to another
staircase in the same block. Where the roof is constructed in this way, however, it
is desirable to make it not only weather-tight, but as sound-proof as practicable, as
otherwise the occupiers of the dwellings immediately under the roof are liable to be
inconvenienced by the noise of children and others above them.
(c) Lodging-houses.
It is desirable to limit the size of any building intended for occupation as a
lodging-house, so that it may be of a capacity to hold \jiot more than some 200 lodgers^
It should be arranged so as to secure ample means of through ventilation within it,
and the utmost facilities for the access of sunlight and for free circulation of air about
the outside of it.
The accommodation within, if intended for Loth sexes, must be arranged for the
complete separation of one sex from the other, except in any case where married
couples may be received. It should comprise, for each sex, an entrance and a
staircase to the upper floors, an office being provided in such a position as to control
the respective entrances for the males and females. A day room with floor-area
affording some 1 5 square feet to each lodger is requisite, and unless a proper kitchen
range is provided therein, a general kitchen will also be requisite with suitable range
or ranges and other appliances where the lodgers may cook their food. A scullery,
where the food utensils may be cleaned and kept, is also desirable.
In lodging-houses of large capacity a common room should be provided in
addition to a dining room.
The sleeping rooms may appropriately be in the upper storeys, and are best of
moderate size, holding not more than about 20 lodgers each. They should .be some
[10 or II feet hi height'] and if provided with good means of ventilation by windows
in their opposite external sides they may be arranged so that each bed will have some
5 feet lineal of wall space, 40 square feet of floor-area, and from 300 to 400 cubic feet
of air space. If, however, the means of ventilation be indifferent, those amounts of
space ought to be increased. The windows should be arranged as far as practicable
so as not to come immediately over any bed.
It may often be desirable to provide a certain proportion of the accommodation
in separate rooms or cubicles for lodgers who may be able and willing to pay at a
higher rate for the privilege of privacy.
The water-closet accommodation should be provided at the rate of one closet for
*very 15 to 20 lodgers, with urinals for the male sex, and lavatories, with fixed basins
and strong taps and waste pipes, in the proportion of one basin to about every 10
lodgers. Sufficient baths and footpans should also be provided. Both the water-
closets and the lavatories should be on the ground floor, the closets for each sex being
in a separate yard. But at least one water-closet for occasional use in connection
with the dormitories may be provided in the upper storeys if it be properly separated
from the interior of the building by a well-ventilated lobby. A good slop sink, with
water laid on, should also be provided near the dormitories, likewise a dry clothes
store closet in which a supply of clean sheets and blankets can be kept. A hot water
cistern ma}' conveniently be fixed in this store closet, and thus tend to keep the sheets
well aired. A properly contrived hot closet is also desirable as a means of drying
the wet clothes of lodgers.
It is useful to provide in some convenient position a set of lockers in which any
lodger may place under lock and key any small articles and property which he does
not desire to carry about with him.
The structure of the building should be as secure against danger from fire as
practicable, and in every case it is desirable that alternative means of egress from the
upper floors should be provided, so that in the event of the staircase in one direction
being temporarily obstructed by smoke or otherwise, a safe exit may be afforded in
another direction.
It must be understood that, in the lodging-houses, as well as in blocks of
buildings comprising separate dwellings, a certain amount of systematic supervision
will be requisite to ensure proper cleanliness and order throughout, and to protect the
several tenants from neglect or carelessness on the part of their neighbours.
Local Government Board,
January, iQoj,
305
HOMESTEAD SUITABLE FOR SMALL HOLDING,
LETCHWORTH EXHIBITION, 1907.
Mr. A. H. Clough's Cottage and Outbuildings.
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Outbuildings : Floor area, 1,238 ft. super. Stables, 12 ft. by 14 ft.
Cow Stables, 12 ft. by 12 ft. Piggeries, 26 ft. by 6 ft. Sheds, 26 ft.
by 10 ft. Barn, 16 ft. by 12 ft.
A slatement of the cost at which this cottage and farm buildings can be erected
is exhiliitcd in the cottage. As a guarantee of its correctness, the exhibitor is
prepared to build one other set of buildings not more than 50 miles fnjm London at
this price, viz., ;^i65 for the cottage, and jQS^ for the farmstead.
The cost has Ijeen considerably exceedetl ior the farmstead at Garden City for
the following reasons —
( 1 ) The site was very unlevel.
(2) The long narrow shape of the strip of land allotted made it necessary to
manage the pigstyes and cart-sheds in the manner shown.
(3) Drainage, not needed in a rural district, was required.
(4) Concrete floors were required in the stable and cowsheds.
The Exhibitor wishes
to state that while he
considers the buildings
shown to be as g' lod value
as can be got for ;^250
or ;i^300, he would him-
self, if less binding con-
ditions had been laid
down, have preferred to
exhibit the buildings of
which he has sent in
drawings.
These are (i) a double
tenement cotiage costing
;^22b for two cottages,
each with four rooms,
and outbuildings ; (2) a
farmstead containing a
cartshed, space for two
cows and a horse, a pig-
stye, and space for fodder,
costing ;^50.
In his opinion the
most important element
of success for small
holdings is cheapness.
The cost of equipment
for each holding with
these buildings would be
^160; with ten acres at
15/- an acre, they could
be let for ;i{."l6.
INDEX.
INDEX.
Aberavon, Part III scheme, 89.
Abercarn, adoption, Part III, 33.
Aberdeen, financial results, 61, 95 ;
municipal lodging house, 39 ;
tenement houses, 46.
Aberyschan, Small Dwellings Act,
18.
Aberystwith, municipal cottages,
54-
Accommodation for dispossessed
tenants, 12, 66, 103, 297.
Accommodation for working classes
—nature of. 256; percentage of
dwellings, 257 ; unsuitable, 13.
Accumulated funds, L.C.C. dwell-
ings, j6.
Acts of Parliament — •
Housing Act (1903), 12, 279.
Labourers Ireland Act (1906)
136.
Small Holdings Act (1907),
275.
Adaptation of dwellings, 17.
Adoption of Part III, 38, 127.
Advisory Boards needed, 10.
Agreements between L.C.C. and
Metropolitan Boroughs, 284.
Agricultural belt, 199.
Agriculture, Board of, and Housing,
136.
Air space for houses, 196.
Alnwick adoption Part III, 33.
Altrincham cheap municipal cot-
tagerj, 54, 169.
Amble Small Dwellings Act, 18.
Amendments of Bye-laws — forms,
287 ; Housing Acts, 12, 279 ;
Metropolitan Board of Works
Loans Act (1869), 2S4 ; Metro-
polis ^Management Act (1855),
284 ; Part III, 283 ; Public
Health Act, 280 ; Procedure,
281; Rehousing obligations, 284-
286.
America and town planning, 198.
Amsterdam, land purchase, 241 ;
town planning, 239.
Analysis of dwellings built and
financial results, 39 to 63, and 123 ;
also under Liverpool, London,
companies.
Annfield Plain, adoption Part III,
38.
Applications to adopt Part III, 6,
127.
Area of land cleared in London, 6^ ;
bought for housing, 67-72; bought
in German and Dutch towns, 194;
rooms, continent, 253 ; cost of
in municipal dwellings, 39-63 ;
sites of municipal dwellings, 39-
63 ; company dwellings, 149,
150 ; co-partnership societies'
dwellings, 211.
Arrangement of dwellings, L.G.B.
regulations, 302.
Arrears of rent irrecoverable —
Artizans' Dwellings Company,
145 ; Liverpool, 103 ; London, 73.
Artizans' Dwellings Company, 145,
149, 150.
Ashton-under-Lyne, adoption Part
III, 38.
Austria, 234 to 263 ; see also " Con-
tinental Housing."
Aylmerton, rural housing, 127-129.
Bangor, cheap municipal cottages,
54, 169, 171.
'Bannerman, Sir Henry Campbell-,
and housing proposals of National
Housing Reform Council, 9.
Ba;rking Town, Small Dwellings Act,
18 ; Municipal cottages, 54 ;
financial results, 61.
Barnes, municipal cottages, 54 ;
financial results, 62 and 89 ; rate
of interest paid, 272.
Basingstoke, adoption Part III, 38.
Bath, Dolemeads municipal dwell-
ings, 89 ; slum buying, 19.
Battersea, cottage flats, 50 ; Latch-
mere estate, 82 ; plans, 82, 86 ;
tabular details, 87 ; L.C.C. block
dwellings, yj.
Bedlington, adoption Part III, 38.
Bedwellty, adoption Part III, 38 ;
Small Dwellings Act, 18.
Belfast, free travel tickets, 96 ;
municipal lodging house, 39.
Belgium, 234 to 263 ; see also
" Continental Housing " ; cheap
fares, 265 ; cheap money, 270.
Bermondsey Borough Council dwell-
ings, 82, 87 ; L.C.C. dwellings,
77-
Bethnal Green, L.C.C. dwellings, tj.
Bills, England Development Bill,
230; rural housing, 271.
Birds Hill, Garden City, cottages,
213 ; site plan, 212 ; statistics,
211.
Birkenhead, financial results, 63 ;
municipal cottages, 54 ; new
scheme, 89 ; slum buying, 19,
20 ; Small Dwellings Act, 18 ;
tenement houses, 46.
Birmingham, action under Part II,
27-32 ; Bordesley Green leasing
scheme, 98 ; municipal cottages,
54 ; cottage flats, 50, 99 ; courts
and slums, 22, 23 ; death rates,
3 ; financial results, 63 ; Flood-
gate area, 26 ; infant mortality,
3 ; overcrowding, 2, 22 ;
slum buying, 19, 20 ; town plan-
ning, 99.
Blackburn, adoption Part III, 38.
Blaydon-on-T}Tie, adoption Part
lii, 38.
Block dwellings, additional, 40 ;
area of sites, 42 ; building, cost
of, 41 ; cost per room, 43, 44 ;
rents, 42 ; rooms per acre, 42 ;
statistical tables, 43, 44 ; work-
ing expenses : London, 72, 73 ;
provinces, 63 ; Glasgow, 100 ;
companies, 149.
Bodmin, adoption Part III, 38.
Bognor, municipal cottages, 54.
Bolton, slum buying, 19.
Bonsall, adoption Part III, 38.
Borrowing powers of local authori-
ties— consent of Local Govern-
ment Board necessary, 7 ; exten-
sion of, 13, 279 ; of individuals
and societies, 268, 269.
Bournemouth, slum buying, 19.
Bournville, death rate, 2 ; child life
and infant mortality, 3 ; develop-
ment of village, 222 ; tenants'
society, 223.
Bradford, slum buying, 19 ; muni-
cipal cottages, 54 ; details of
housing, 89 ; financial results, 6^.
Bradwell, rural housing scheme,
127, 134-
Bratton, rural housmg scheme, 127,
134. 135-
Brentford, municipal cottage flats,
50 ; financial results, 61.
Brentwood, adoption of Part III, 38.
Brighton, municipal cottages, 55 ;
financial results, 61 ; general
notes, 89 ; slum buying, 19, 20.
Bristol, Small Dwellings Act, 18.
Brixworth, rural housing, 127, 129.
BrynmawT, adoption of Part III, 38.
Building Byelaws — alteration of,
199 ; apathy of local authorities,
6 ; town planning, 194 ; con-
tinental, 246, 253 ; reform needed,
201, 207 ; rural districts, 200.
Building companies, 143, 269, 270.
Building, cost of, see cost of build-
ing ; in Ireland, 138, 139.
Building line, 196 ; regulations,
continent, 240 ; regulations. Local
Government Board, 300 ; zones
suggested, 197.
Burns, Rt. Hon. John, M.P., circu-
lar on byelaws, 6 ; at Inter-
national Housing Congress, 231 ;
promise to National Housing
Reform Council deputation, i,
191 ; statement to Association
of Municipal Corporations, 192.
Burton-on-Trent, municipal cot-
tages, 55 ; financial results, 61.
Byelaws, alteration of, 199 ;
building, see building byelaws ;
rural code, 200 ; streets, 195.
Cadbury, Mr. George, and Bourn-
ville village, 223 ; and town
planning, 191.
Camberley, Part III scheme, 90.
Camberwell, Grove Road muni-
cipal dwellings, 83 ; HoUington
Street area, 32 ; slum improve-
ment procedure under Part III,
33 ; tabular details, 87 ; finan-
cial results, 34, 83.
Cambourne, byelaw difficulties, 90.
Cambridge, County Council and
Part HI, 127, 135.
Capital outlaj-, on Housing, 38-60,
61-63, 123 ; London, 64, 65,
72, 87 ; slum buying, 19, 20, 65 ;
tramways, 265.
Cardiff, adoption Part HI, 38.
Carlisle, cottage flats, 50 ; financial
results, 90.
Charitable endowments and Hous-
ing, 270, 271.
Cheap building, see cheap cottages.
Cheap cottages, 154; exhibitions,
Letchworth, 157, 160 ; New-
castle, 166 ; Sheffield, 161 ; Leigh
model village, 187 ; municipal
experiments, 169-186 ; purchase
by Sheffield Corporation, 163 ;
Sheffield, first prize. Class A. 162 ;
Class B, 163 ;
Cheap fares in Belgium, 265 ;
land, 192-4, 216; money,
Belgium, 270; Ireland, 139.
Chelmsford, adaptation, 90.
Chelsea, Borough Council dwellings,
83. »7-
Cheltenham, adoption Part III, 38.
Cheriton, Small Dwellings Act, 18.
Cheshunt, Small Dwellings Act, 18.
Chester, County Council and Part
III, 127, 135.
Chester, municipal cottages, 55 ;
financial results, 61 ; new scheme,
90.
Child life and Housing, 3, 26.
Chipperfield Housing scheme, 127,
131-
Chiswick, municipal dwellings, 90.
Census returns, overcrowding, 2.
Central Housing commissioners,
need for, 192 ; urged by Housing
deputation, 9 ; lessons of Chip-
perfield case, 127, 131.
Central small holdings' commis-
sioners appointed, 275 ; State
Housing departments, 238.
Certificate of IM.O.H. as to adapted
dwellings, 17.
Circulars, Local Government Board,
byelaws, 6 ; closing orders, 292,
296.
Clerkenwell, L.C.C. dwellings, jy.
Clonmel, municipal cottages, 55.
Closing orders, granted, 21, 22 ;
Hull, 27 ; Birmingham, 28 ;
new forms, 289-292 ; new pro-
cedure, 12, 284 ; L.G.B. circular.
292-296 ; Darlington local Act,
273-
Clearance schemes, London, 61; ;
provinces, 19, 20 ; see also
" slum buying."
Companies, housing estates of, 143—
148 ; financial results, 149-150;
loans to, 268-270.
Commissioners, see Central Housing
commissioners.
Committees, Parliamentary, select
on ; rural housing, 124 ; recom-
mendations, 126.
Community of life and interest
encouraged at Earswick, 228.
Compulsory acquisition of land,
241, 245, 275.
Concrete block dwellings, 159.
Consett, adoption of Part III, 38.
Construction of streets, existing
powers, 196.
Consumption and Housing, Dr.
Koch on, 3.
Continental housing law and prac-
tice, 231-263 ; accommodation,
nature of, 256 ; authorities, 237 ;
building, 240 ; chief housing laws
234 ; compulsory land purchase,
241, 242 ; cost of building, 259 ;
death rates, 258 ; duties of
authorities, 237 ; land purchase,
240, 193, 194 ; loans by State,
248 ; latest laws, provisions of,
235 ; new streets and roads, 246 ;
open space near dwellings, 246 ;
rate of interest, 249 ; rents, 261 ;
rooms, area and height, 253 ;
site planning, 204 ; taxes on
dwellings and site values, 252 ;
towm planning, 194, 239 ; walls,
thickness of, 254, 255.
Contracting out of sectiofi 75
forbidden, 285.
Co-operation and Housing, 151.
Co-partnership housing societies,
209-215.
Cost of bad housing conditions, 5 ;
building block dwellings, 41, 43 ;
cottages, 53, 54 ; cottage flats,
49, 50 ; lodging houses, 39 ;
tenement houses, 45, 46 ; see
also 259, 260, 149, 150, 152, 154-
189, 211 ; developing land, 162,
164, 201, 202, 206 ; equipping
land with free trams, 266 ; land
in continental countries, 242,
245 ; repairs, municipal dwellings,
61, 63, 72, 272 ; roads and
sewers, 202, also 52 ; tables,
53-60; sites, 41, 43, 45, 46, 49,
50, 52, 54 : slums, 5, 19, 20, 65 ;
superintendence of municipal
dwellings, 61, 63, 72.
Costessey, rural housing, 127, 129.
Cottages, Artizans' Dwelling Com-
pany, 150 ; analysis of number,
rent, rooms, cost of building and
sites, roads and sewers, 52, 53 ;
cheap, see cheap cottages ; co-
partnership estates, 211; model at
Leigh, 187 ; municipal, details
of, 54-60 ; financial results, 61-62 ;
rates, repairs, superintendence,
see working expenses ; regula-
tions for building b}- L.G.B., 303 ;
Cottage flats, municipal, analysis
of site cost, site area, building
cost, and rents, 49 ; tables giving
details, 50-52.
County Councils and Part III, 6,
127-133 ; sanitary committee
should be statutory, 16.
Coventry, adoption Part III, 38 ;
slum buying, 19, 20 ; new scheme,
90.
Croydon, municipal lodging house,
39 ; cottages, 55 ; new scheme,
90 ; L.C.C. dwellings, 80.
Darlington, closing order under
local Act, 273.
Darwen, municipal cottages, 55 ;
slum buying, 20.
Dawlish, adoption Part III, 38.
Death rates, comparison of, 2 ;
continental countries, 258 ; cities,
75 ; decrease in London, 75 ;
Liverpool, 115 ; Glasgow, 100.
Definitions, 288.
Demolition orders under Part II,
21, 22, 28 ; recovery of cost, 284.
Deptford, L.C.C. dwellings, yj.
Depth of open space for dwellings,
196.
Devizes, leasing municipal land, 90.
Devonport, slum buying, 19, 20 ;
municipal tenement houses, 46 ;
financial results, 63.
Direction of streets, existing powers,
195-
Donington, rural housing, 127, 129.
Driffield, rural housing, 133.
Drogheda, municipal dwellings, 96.
Dublin, clearance schemes, 96 ;
municipal block dwellings, 43 ;
cottage flats, 50.
Dudley, clearance schemes, 19 ;
adoption of Part III, 38.
Durham, County Council and Part
III, 127, 134 ; death rate, infant
mortality, and overcrowding, 2.
Dwelling house, definition of, 286.
Ealing, municipal cottages, 55 ;
cottage flats, 50 ; financial results,
63, 91 ; Tenants Ltd., growth of,
209, 214 ; site plan, 207.
East EUoe, rural housing, 127.
East End Dwellings Company, 146,
149.
East Grinstead (Rural), adoption of
Part III, 38 ; result, increase of
private enterprise, 128.
East Grinstead (Urban), municipal
cottages, 55.
East Ham, municipal cottage flats,
50 ; financial results, 62.
Eastholm Green, cottages and plan,
215.
Ebbw Vale, adoption of Part III,
38.
Eccles, slum buying, 20 ; municipal
cottages, 55.
Ecclesiastical Commissioners' estates
151.
Edinburgh, municipal block dwell-
ings, 42 ; details, 43 ; financial
results, 95.
Edmonton, adoption Part III, 38.
Empties, amount lost by — Artizans'
Dwelling Co., 145 ; Glasgow, 100 ;
Liverpool, 116; London, j-},.
Enfield, Small Dwellings Act, 18.
Erpingham, rural housing difficul-
ties, 127.
Esher, municipal cottages, 56 ;
financial results, 62.
Essex, County Council and Part III,
127, 134 ; deaths, infant mor-
tality, and overcrowding, 2.
Exeter, municipal cheap cottages,
56, 172-174-
Expenses, see working expenses.
Expropriation, see compulsory pur-
chase and clearance.
Extension of periods of loans, 279.
Factory area. Garden City, 218 ;
areas reserved in town plans,
194-197.
Fair Rent Courts, John Dillon,
M.P. on, 214.
Farnham, municipal cottages, 56 ;
financial results, 62.
Financial arrangements, continen-
tal and various, 248 ; England,
268.
Financial results :
Birmingham leasing scheme, Bor-
desley Green, 98, 99.
Companies, 149, 150.
Municipal housing schemes, 61-
63, 123.
Ireland, 138-140.
Slum buying schemes. Part I,
19 ; Part II, 20 ; Camberwell,
34 ; Kensington, 36 ; Liver-
pool, 103 ; London, 65.
Tramways, company and muni-
cipal, 265.
Finchley, municipal cottages, 56,
91.
Finsbury, L.C.C. dwellings, TJ.
Flockton, Part III scheme, 91.
Floodgate Street area, Birmingham,
26.
Folkestone, municipal cottages, 56 ;
financial results, 62.
Forehoe, rural housing, 127, 129,
130.
Forms, new for closing orders, 289-
292 ; of representation by la-
bourers, 141.
Four per cent, dwellings, 146, 149.
France, housing law and practice,
234, 263 ; see also under con-
tinental housing.
Free Tramways, 266, 267.
French Housing Law (1906), 236.
Garden City (Letchworth) — archi-
tectural features, 220 ; building
byelaws, 219 ; capital outlay,
216 ; cottage estates, 218 ; exhi-
bitions, 218, 157, 160 ; electricity
works, factory area, gasworks,
land tenure, open spaces, 218 ;
plan of town area, 217 ; popula-
tion, rates, rents, roads, small
holdings societies, 219 ; sewage,
waterworks, 218 ; some criti-
cisms, 220.
Gardens, enlarged by municipal
action (Ireland), 141 ; import-
ance of Earswick, 227 ; produce
of, Bournville, 223.
Garden Suburb, Hampstead, 229 ;
Shefiield, 161.
Garden Village, Bournville, 222 ;
Earswick, 224 ; Port Sunlight,
221.
Gillingham, Small Dwellings Act,
18.
Glasgow, children, comparative
heights and weights in various
kinds of dwellings, 4 ; cost of
building, 102 ; Dwellings Com-
pany, 1 8 ; municipal block dwell-
ings, 43 ; family home, 40 ;
lodging houses, 39 ; results,
financial and social, 100 ; Tron-
gate area, loi ; slum buying, 19.
German land ' purchase, 194; site
planning, 204 ; societies of public
utility, 209 ; towns and housing,
234—263 ; town planning, 194.
Germany, housing law and practice,
234-263 ; see also Continental
Housing.
Glamorgan, County Council and
Part HI, 127.
Government, central and local au-
thorities, 9.
Grays, municipal cottages, 56 ;
financial results, 62.
Greenford, adoption Part III, 38.
Greenwich, L.C.C. dwellings, 78.
Guildford, municipal cottages, 56,
175, 176.
Guinness Trust, 146, 149.
Gurney, Miss Sybella, on town
planning, 199.
Great Yarmouth, municipal dwell-
ings, 95 ; site planning, 196.
Great Witchingham, rural housing,
127, 128, 129. ^ .,i
Hackney, Borough Council dwell-
ings, 83 ; L.C.C. dwellings, 78.
Hadlow, rural housing, 127, 128.
Ham, adoption Part III, 38.
Hampstead, Borough Council dwell-
ings, 84, 87 ; garden suburb, 230;
tenants, 214.
Hampton, Part III scheme, 91.
Hammersmith, Borough Council
dwellings, 84, 87.
Hanley, adoption Part III, 38.
Han well, adoption Part III, 38 ;
Small Dwellings Act, 18.
Harborne tenants, 214.
Hartlepool, adoption Part III, 38.
Health, statutory- committees, 126..
Height of rooms, bj-elaws, 201 ;
continent, 253.
Hendon, adoption Part III, 38 ;
scheme, 91.
Hereford, municipal cottages, 56,
91 ; financial results, 63 ; slum
buying, 20.
Hertford, adoption Part III, 38.
Herts, County Council and Part III,
127. 131-
Heston Isleworth, municipal cot-
tages, 56, 91.
Hexham, rural housing, 127, 128.
Hodgson, Mr. C. D., rural land
purchase scheme, 198.
Holborn, L.C.C. dwellings, 78.
Holland, 234 to 263, see also Con-
tinental Housing ; municipal land
purchase, 194 ; Public Health
Act, 236 ; town planning, 235^.
Home Office, powers transferred to
Local Government Board, 282 ;
temporary duties, 286.
Hornsey, municipal cottage flats,
50 ; cottages, 56 ; financial re-
sults, 62, 91 ; new scheme, 92.
Horsford and rural housing, 128.
House agents, campaign against
better housing, 8.
House to house inspection needed,
9, 14, 16.
Housing authorities, 237 ; finance,
268 ; laws, 234-235 ; loans, 248 ;
municipal schemes. Chapters IV,
V, VI, VIII ; valuation and L.C.C.
slum sites, ji.
Housing of Working Classes Act
(1903) alterations effected by, 12 ;
text and notes, 279.
How to form a co-partnership
housing society, 215.
Huddersfield, municipal cottages,
57 ; lodging house, 39 ; financial
results, 62.
Hull, closing orders Part TI, 27 ;
municipal dwellings, 92.
Ilford, Small Dwellings Act, 18.
Improved Industrial Dwellings
Company, 149.
Improved housing conditions in
recent years, i.
Improvement schemes, amended
provisions as to, 12, 282 ; con-
firmation, advertisement, en-
forcement, and modification, 12,
283 ; Local Government Board
circular, 296 ; see also under
clearance, slum buying, etc.
Income tax, on municipal dwellings,
■ 271.
Infant mortality and housing con-
ditions, 3, 26.
Infectious disease, cases notified,
3 ; various districts, 5, 75, loi.
Initiative powers, needed in Eng-
land, 9 ; possessed in Ireland,
136, 141 ;
Inspection, house to house, needed,
6 ; what it reveals, 14 ; rural,
273-
Inspectors, independence necessary,
15 ; rural, 273 ; women, 15.
Intemperance and housing con-
ditions, 3.
International Housing Congress,
231 ; facts and figures, 233-260.
Ireland, example of, 1 36 ; munici-
pal cottages, in rural districts,
138; representation by labourers
141.
Islington, L.C.C. dwellings, 78.
Italy, housing law and practice,
234 to 263 ; see details under
Continental Housing.
Keighley, municipal cottages, 57.
Kensington, slum buying. Part III,
34-36.
Kent, County Council and^Part III,
127, 128, 134.
King's Langley, rural housing, 127,
131-
Kiveton Park, rural housing, 127,
128.
Labourers Acts (Ireland), 136.
Lambeth, Ecclesiastical Commis-
sioners' estates, 151; L.C.C.
dwellings, 79.
Lancaster, adoption of Part III,
38 ; municipal lodging house, 39 ;
slum buying, 20.
Lancashire, deaths, infant mortality
Land, acquisition of, 240-246 ;
299-302 ; development, cost of,
201, 202 ; equipment with free
trams, 267 ; housing and transit
under one authority, 190 ; pur-
chase necessary, 10, 192, 193 ;
raw material of town extension,
190.
Landowners, housing under Land
Improvement Acts, 135.
Leeds, overcrowding, 2 ; slum buy-
ing, 19, 20 ; municipal cottages,
57 ; financial results, 62.
Leicester County Council and Part
III, 127, 128 ; municipal tene-
ment houses, 46 ; financial re-
sults, 63.
Leigh (Kent), model village, 187 ;
plans and elevation, 188.
Leigh (Lancashire), municipal cot-
tages, 57 ; slum buying, 19.
Leith, municipal lodging house, 39 ;
housing schemes, 96.
Letchworth (Garden City), 216 ;
cottage exhibitions, i55-i'58.
Lever, M.P., Mr. W. H., and chil-
dren, 3, 221 ; Port Sunlight,
221, 222 ; suburban develop-
ment scheme, 198.
Lichfield, adoption of Part III, 38.
Lighting, etc., cost of in block
dw^ellings, see working expenses.
Limitation of rooms per acre, 207,
256.
Lincoln County Council and Part
III, 127, 128, 129.
Linthwaite, municipal cottages, 57.
Linton, municipal cottages, 60, 135.
Liverpool, Adlington Street area,
109-112; analysis of financial
results of housing, 113; block
dwellings, 44 ; child life, over-
crowding, and physical deteriora-
tion, 2, 3 ; concrete dwellings,
113; cottage flats, 5 1 ; dis-
possessed tenants, rehousing of,
103, 112; tenement dwellings,
46, 47 ; Eldon Street concrete
dwellings, 113; financial results,
of housing schemes, 63, 104, 114 ;
Hornby Street area, 105 ; local
improvements .=cheme, 19 ; Small
Dwellings Act, 18 ; social results
of housing schemes, 115; twelve
interesting points, ii6; Upper
Main Street dwellings, 112.
Llandudno, municipal cottages, 57 ;
effect on private enterprise, 93.
Loan charges, excessive, 7, 27, 272 ;
other countries, 249 ; new table
showing annual instalments, 97.
Loans, limitation for housing pur-
poses abolished, 282 ; period
extended, 281, 286 ; Part I, 19.
66 ; Part II, 20, 66 ; Part III,
38, 65.
Local Acts closing orders, 273 ;
rehousing obligations, 282 ; au-
thorities, inaction of, 6 ; reasons
for inaction, 7.
Local Government Board, building
regulations, 302 ; circular, 290
control over borrowing powers
7 ; powers transferred to, 280
may enforce improvement scheme
280 ; may modify scheme, 281
may prescribe forms, 282 ; may
permit provision of shops, re-
creation grounds, etc., under
Part III, 283 ; may require new
dwellings to be built before dis-
placement, 285 ; may determine
number to be rehoused, 285 ; new
forms issued by, 287.
Local housing officials, 239.
Local option at Port Sunlight, 221.
Lodging houses, L.G.B. regulations,
304 ; municipal statistics as to
beds, cost, charge per night,
receipts, expenses, repairs, rates,
taxes, 39.
London, Borough Councils, block
dwellings, 44, 87, 88 ; closing
orders. Part II, 21 ; cottages,
57. 87, 88.
London, Count}'' Council, 64-76 ;
analysis of housing finances, 65,
66, 72, 73 ; block dwellings,
additional, 43, 44, 67 ; clearance
of slum areas, 65, 66 ; closing
orders, Part II, 21, 286 ; cottages
erected, 57, 68 ; lodging houses,
39 ; financial results, 72 ; general
summary of work, 65 ; rooms
provided, 67 ; tabular details of
dwellings erected, jj , 78 ; work-
ing expenses of dwellings, 72, j'i,.
Lunacy, in overcrowded districts, 3.
Management of dwellings, see work-
ing expenses.
Materials, cheap for building, 156.
Mandamus, to enforce improve-
ment scheme, 282.
Marlborough, adoption of Part III,
38.
^Nleans of communication, 10, 190.
Memorandum, L.G.B. on building
municipal dwellings, 302.
Mereworth, rural housing, 127, 128.
Merthyr Tj^dfil, municipal cottages,
57, 181 ; financial results, 62.
Metropolis, Management Act (1855)
amendment of, 286.
Metropolitan Association for im-
proving the dwellings of the
industrial classes, 147, 149 ;
Boroughs, see London ; Loans
Act (1869) amendment of, 286.
Mewes, Dr. W., on tovra. develop-
raent, 194.
Middlesbrough, municipal cottages,
58 ; financial results, 62.
Mackarness, M.P., Mr. F. C, and
Rural Housing Bill, 271.
Mahaim, E., Professor, on Belgian
railwaj^s, 265.
Main Road, Wiesbaden, 195.
Main roads and town planning.
Maidens and Coombe, Small Dwell-
ings Act, 18.
Maldon, R.D.C., rural housing, 60 ;
financial results, 134.
Malpas, municipal cottage scheme,
38, 135-
Manchester, closing orders. Part II,
21 ; municipal block dwellings,
44 ; cottages, 57 ; lodging houses
39 ; tenement houses, 47 ; finan-
cial results, 63 ; overcrowding, 2;
slum buj'ing, 19, 20 ;
Mitcham, rural housing, 127, 128.
Model cottages, see cheap cottages.
Money, borrowing, allowed for 80
years, 281 ; London, 286 ; cheap,
see cheap money and loans.
Morpeth, adoption of Part III, i^.
Moulton, rural housing, 127, 129.
Municipal building has stimulated
private enterprise, 1 1 ; cottage
exhibitions, Newcastle, 166 ;
Sheffield, 166 ; disabilities re-
moval bill wanted, 8 ; dwellings,
continent, 259 ; England, Chap-
ters III, IV, V, VI, VIII, ; family
home, Glasgow, 40 ; housing
how crippled, 7 ; wrecked, 8.
Municipal housing, London, 64.
Municipal land purchase, example
of Germany and Holland, 194 ;
comparison of Richmond and
Ulm, 193 ; lodging houses, 39.
Naiityglo and Blaina, adoption of
Part III, 38.
Nantwich, adoption of Part III, 38 ;
reports, 93.
National housing deputation, 9,
191 ; policy, 9.
National Housing Reform Council
and town planning, 191.
National Society for promoting light
railways, 266.
Neath, cheap municipal cottages,
58, 177-180.
Neighbouring lands and Part II
schemes, 284.
Nettlefold, Councillor, work in
Birmingham, 27.
Newcastle-on-Tjme, cottage exhi-
bition, 118, 166; cottage flats,
51 ; single room dwellings, 118 ;
site plans, prize designs, 167, 168.
Newport, adoption of Part III, 38,
New Zealand, recent Building Acts.
232, 233.
Neville, Justice, and land purchase,
230.
Norbury, Estate L.C.C., 80, 88.
Norfolk, Countjr Council and Part
III, 127-129.
Northampton, County Council and
Part III, 127-129.
Northumberland, County Council
and Part III, 127, 128 ; deaths,
infant mortality, and overcrowd-
ing, 2.
Norway, 262.
Norwich, tenement dwellings, 48.
Notice to abate, unnecessary under
Part II, 284 ; service of, 285.
Nottingham, action. Part II, 21 ;
block dwellings, 44 ; cottages, 58.
Occupations of tenants of munici-
pal dwellings, Liverpool, 117;
London, 76.
Old Oak Common Estate, Ham-
mersmith, 71.
Open spaces, 194, 197, 199 ; Garden
City, 218, 239, 246.
Orders, see provisional order, clos-
ing order.
Ormskirk, slum buying, 20.
Ossett, adoption of Part III, 38.
Overcrowding, continent, 256, 257 ;
urban, 1-3.
Panteg, adoption of Part III, 38.
Parliamentary committees, re-
housing, repayment of loans,
and savings bank funds, 270.
Part I, schemes, 19.
Part II, schemes, 20 ; closing orders
under, 21, 22 ; representation of
unhealthy houses, 22.
Part III, applications to adopt, 127;
refused, 128 ; granted, 129 ;
limitation on action of local
authorities, 7 ; schemes in rural
districts, 133-135 ," in urban
districts, 38-64 ; loans granted,
38-64-
Paupers receiving medical relief, 3.
Peabody, donation fund, 147, 149.
Penalties for contraveningrehousing
law, 288.
Penshurst, rural housing, 127, 134.
Period of repayment of loans, 38 ;
continent, 250.
Perth, municipal dwellings, 96.
Pevensey, rural housing, 127, 128.
Physical deterioration and housing,
3-
Plans, see town planning, site
planning.
Plymouth, municipal cottages, 58 ;
cottage fiats, 51 ; tenement
houses, 48 ; financial results, 62,
63 ; slum buying, 19, 20 ; social
results, 93.
Pontardawe, Small Dwellings Act,
18 ; Part III, 127.
Poplar, L.C.C. dweUings, 79.
Population of various districts, 2,
3, 4, 40-60.
Portsmouth, slum buying, 19.
Port Sunlight, gymnasium, local
option, repairs, 221 ; height and
weight of schoolboys, 4.
Possession, recovery of, 12.
Powers, new, needed — closing or-
ders, initiative for individuals
and societies, inspection, land
purchase, representation for Part
III, slum clearance, stimulus by
central government, 9.
Prescot, municipal cheap cottages,
183, 58 ; financial results, 62 ;
slum buying, 19, 20.
Private enterprise, housing by, 143 ;
stimulated by municipal activity,
1 1.
Provisional orders and Parliament,
instructions, Part I and II, 295 ;
standing orders, 298.
Public Health Act, amendment of,
282.
Public Works, loans commissioners,
268 ; regulations for loans, 269.
Purchase of land, see land purchase.
Quarry Bank, adoption of Part III,
38.
Rates andrtaxes,f272 ; :' on munici-
pal dwellings, provinces, 61-63 '•
Glasgow, 100; Liverpool, 113-
114 ; London, y^ ; private com-
panies' dwellings, 149, 150.
Rate of interest, continent, 249 ;
England, 272 ;
Rathmines municipal dwellings, 97.
Ratio of taxes to rent, continent,
252.
Receipts of working class dwellings,
61-63, 113, 114, 72, 73.
Recovery of possession, 285 ; cost
of demolition, 284.
Recommendations, select com-
mittee rural housing, 126.
Recreation grounds, under Part III,
285.
Reform of Housing Acts, L.C.C.
proposals, 74 ; national housing
deputation, 9.
Register of housing accommoda-
tion— ad\ocated by Duke of
Devonshire's commission, 16 ;
national housing deputation, 9 ;
select committee on rural hous-
ing, 16.
Regulations for loans to housing
societies and individuals, 269.
Rehousing, obligations extended,
13, 282, 288 ; penalties for neg-
lect, 288 ;, power to acquire sites,
287 ; schemes, L.C.C, 64 ; to
precede displacement, 286 ; work-
ing classes affected by, 287.
Rents of municipal dwellings,
blocks, 40-44 ; cottages, 53-60 ;
cottage flats, 49-52 ; tenement
houses, 45-48 ; on continent,
260.
Repairs, municipal provincial dwell-
ings, 61-63 ; London, y^ ; Liver-
pool, 113, 114; companies, 149;
cottages, 150; general, 272.
Repaj'ment of Loans, see loans and
loan charges.
Representation, forms of, Ireland,
141 ; of dwellings unfit for habi-
tation, 6 ; under Parts I and II,
283.
Rhyl, municipal cottages, 58.
Richmond, municipal cottage flats,
51 ; cottages, 58 ; financial
results, 62, 93 ; Part I scheme,
94 ; land purchase, 193.
Risca, municipal cottages, 58, 94.
Roads and sewers, cost of, 52, 202.
Rooms, area, and height of contin-
ent, 253 ; number in municipal
dwellings, 40-52 ; London, 67 ;
cost of, 40-60.
Rotherham, adoption of Part III,
38 ; municipal cottages, 94.
Rowntree, Mr. Joseph, and Ears-
wick village, 224.
Rowton houses, 143.
Rural depopulation, i ; housing,
124 ; inquiries, 125 ; applica-
tions to adopt Part III, 127 ;
water supplies, 10 ; inspection,
273-
Salford, municipal cottages, 58 ;
lodging house, 39 ; tenement
houses, 48 ; financial results, 62,
63, 94 ; slum buying, 19, 20.
Savings banks, loans from, 270.
Schedule to Act of 1903, 286.
Schemes, see improvement, also
Part I, II, III.
Scientific areas for town planning,
192.
Selby, adoption of Part III, 38.
Sevenoaks, municipal cottages, 60 ;
results, 62 ; tenants, 208.
S. Faith's, rural housing, 127.
Sheffield cottage exhibition — j udges'
report, 164 ; prize cottages, 162,
163, 165 ; site development, cost
of, 162 ; site plan, 161 ; cheap
cottages, 68, 184; Health Asso-
ciation, 5 ; slum buying, 19, 20 ;
municipal cottages, 59, 119, 121 ;
tenement houses, 48 ; financial
results, 62 ; overcrowding, 2 ;
cost of bad housing, 5 ; Winco-
bank Avenue scheme, 185, 186.
Shipley, municipal dwellings, 94.
Shops, provision of, under Part III,
285.
Shoreditch, Borough Council, dwell-
ings, 84 ; L.C.C. dwellings, 79.
Sinking fund, see loans charge,
repayment, etc.
Site development, comparative cost
of, 162 ; planning, 162 ; Birds
HiU, 212 ; Ealing Tenants, 207 ;
Hampstead, 226 ; Leigh, 202 ;
Newcastle, 168 ; Pixmore Hill,
212; Westholm Green, 214;
Wildau, 202. ; Unwin, Raymond,
on, 208.
Site taxes, continent, 252.
Sites of municipal dwellings, area
and cost, 41-60.
Size of sites, rooms, etc., 40-60.
Slum, analysis of cost to public,
20 ; buying under Part I, 19 ;
Part II, 20 ; improvements under
Parts II and III, 21-36.
Small Dwellings Act, 6, 18.
Small Holdings Act, 275 ; exam-
ples, 274; Garden City, 219.
S. Marylebone, Borough Council
dwellings, 84.
S. Pancras, Borough Council dwell-
ings, 84, 88 ; L.C.C. dwellings,
79-
Societies of public utility, 209 ;
loans to, 269.
Southall-Norwood, Small Dwellings
Act, 18.
Southampton, rhunicipal dwellings,
94 ; lodging house, 39 ; slum
buying, 19, 20 ; financial results,
63-
Southend-on-Sea, municipal cot-
tages, 59 ; financial results, 62.
South Molton, adoption Part III,
38.
South Shields, cottage flats, 51.
Southwark, Ecclesiastical Com-
missioners' estate, 151; L.C.C.
dwellings, 19.
Southwold, municipal cottages, 59.
Spalding, rural housing, 127, 38.
Stafford, municipal cottages, 59 ;
financial results, 62, 95.
Standing orders. Parliament, 298,
300.
Stanley, municipal cottages, 59 ;
results, 62.
Stepney, Borough Council dwellings
85, 88 ; L.C.C. dwellings, 80.
Stockton-on-Tees, Part III, 38.
Stourbridge, adoption Part III, 38.
Streets and roads, continent, 246-
248 ; construction, 196 ; cost,
248 ; direction, position, and
width, 195 ; new styles wanted,
201 ; Earswick, 203 ; cost of
widening, 192 ; obstruction, 192.
Stretford, municipal cheap cottages,
59, 183 ; cottage flats, 51 ; slum
buying, 19, 20.
Strood, rural housing, 127, 128.
Subsidised housing, 13 ; Birming-
ham, 99; Ireland, 139: sum-
mary of, 123.
Suffolk, County Council, and Part
III, 127.
Summary of municipal dwellings
erected, 40.
Sunderland (Rural) and Part III,
133-
Sunderland (Urban), slum buying,
19, 20.
Surrey, County Council and Part
III, 127, 128.
Sussex, County Council and Part
III, 127, 128 ; deaths, infant
mortality and overcrowding, 2.
Sutton Housing Trust, 148.
Swansea, municipal cottages, 60 ;
financial results, 63.
Sweden, town planning law, 263.
Swiss system of repairs, 272, 273.
Sykes. Dr. F. J., and adaptation of
dwellings.
Tamworth, adoption Part III, 39 ;
slum buying, 20.
Taxation of working class dwellings,
250 ; see rates.
Teddington, house agents and hous-
ing scheme, 8, 95.
Tenant Co-operators, 209.
Tenants, see Rehousing, Occupa-
tions.
Tenant Societies, see Co-partnership
Housing
Tenement dwellings, additional,
cost of building, number, rents,
sites, 45, 46, 48 ; L.G.B. regula-
tions as to building, 304.
Thickness of walls, 254.
Thingoe, rural housing, 60.
Tonbridge, Small Dwellings Act,
18 ; Part III, rural, 127.
Tooting Estate, L.C.C, 68, 80.
Tottenham, L.C.C. housing estate,
80 ; Small Dwellings Act, 18.
Town development, 190 ; amended
schemes, 198 ; planning, 191,
263 ; necessary powers, 197 ;
Mr. Burns' promise, 191 ; exist-
ing powers, 195.
Town Planning, see Town Develop-
ment
Tramways, statistics, 214-268.
Tube railways, 264.
Tunbridge Wells, adoption Part III,
38.
Tunstall, adoption Part III, 38.
Twickenham, adoption Part III, 38.
Two methods of site planning, 206.
Ulm land purchase, 193.
Unhealthy houses, closing of Part
II, 21, 22 ; in Birmingham, 27 ;
Camberwell, 33 ; Kensington, 44.
Unsuitability of much existing
accommodation, 11.
L^rban cottages exhibition, 160 ;
overcrowding, 1-3.
Usworth, rural housing, 127-133.
Valuation of land, lo.
Victoria Dwellings Company, I49-
Vienna, housing figures, 256, 258.
Wages in building trade, 261.
Walls, thickness of, 254.
Walthamstow, Small Dwellings Act,
18.
Waterloo and Seaforth, Small
Dwellings Act, 18.
Wellington, municipal cottages, 60.
Wells, H. G., on America and town
planning.
Westbury, municipal cottages, 127.
West Ham, municipal cottage fiats,
5 1 ; financial result-, 62, 95 ;
Small Dwellings Act, 18.
Westminster, Borough Council
dwellings, 85, 86, 88 ; L.C.C.
dwellings, 80 ; Ecclesiastical
Commissioners' estate, 151.
Wexford, municipal cottages, 60.
Wharncliffe Dwellings Company,
148, 149.
Whitley. Upper, municipal cot-
tages, 60.
Wigan, slum buying, 19 ; munici-
pal cottages, 60.
Wildau model village, 204.
Wilson, H. B. and G. B., on Flood-
gate Street area, 26.
Wilts County Council and Part III,
127, 128 135.
Wimbledon, Part III, 38.
Wolverhampton, tenement dwell-
ings, 48, 95 ; results, 63.
Women Sanitary Inspectors, 15.
Wood Green, adoption Part III,
38 ; L.C.C. estate, 68 ;
Wooden cottages, 159 ; Norwa3^
262, 263.
Woolwich, municipal dwellings, 88 ;
co-operative housing, 153.
Worcester, closing orders, 21 ; Small
Dwellings Act, 18.
Working class, definition of, for
purposes of rehousing schemes,
288.
Working expenses, municipal dwell-
ings, provinces, 61-63 ; London,
72, 7$; Liverpool, 113, 114;
Glasgow, 100 ; summary, 123 ;
dwellings companies, 149.
Workington, adoption Part III, 38 ;
municipal cottages, 60.
Wrotham, municipal cottages, 60.
Wroxham, rural housing, 128.
Yarmouth, Great, 63, 95.
Yorkshire County Council and Part
III, 127, 128.
Ystalyfera, rural housing, 127,
Yeovil, rural housing, 133.
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