,transcriber's ,note ,italics are indicated by underscores1 and bold text by equals signs4 ,illustration3 ,yours very truly ,e4 ,howard4 ,,garden ,,cities ,,of ,,to-,,morrow 7,,being ,,the ,,second ,,edition ,,of 8,,to-,,morrow3 ,a ,,peaceful ,,path ,,to ,,real ,,reform07 ,,by ,,ebenezer ,,howard 8,new occasions teach new duties2 ,time makes ancient good uncouth2 ,they must upward still1 and onward1 ,who would keep abreast of ,truth4 ,lo1 before us1 gleam her camp-fires6 ,we ourselves must ,pilgrims be1 ,launch our #8,mayflower1' and steer boldly ,through the desperate winter sea1 ,nor attempt the ,future's portal ,with the ,past's blood-rusted key40 --8,the ,present ,crisis40--,j4 ,r4 ,lowell4 ,illustration ,,london ,,swan ,,sonnenschein ,,co41 ,,ltd4 ,,paternoster ,,square #aijb ,,contents ,,chapter ,,page ,introduction1 #i ,i4 ,the ,town-,country ,magnet1 #bj ,,ii4 ,the ,revenue of ,garden ,city1 and how it is obtained--,the ,agricultural ,estate1 #bh ,,iii4 ,the ,revenue of ,garden ,city--,town ,estate1 #ch ,,iv4 ,the ,revenue of ,garden ,city--,general ,observations on its ,expenditure1 #dc ,v4 ,further ,details of ,expenditure on ,garden ,city1 #eg ,,vi4 ,administration1 #fh ,,vii4 ,semi-,municipal ,enterprise--,local ,option--,temperance ,reform1 #gf ,,viii4 ,pro-,municipal ,work1 #hf ,,ix4 ,some ,difficulties ,considered1 #id ,x4 ,a ,unique ,combination of ,proposals1 #aja ,,xi4 ,the ,path followed up1 #aad ,,xii4 ,social ,cities1 #abf ,,xiii4 ,the ,future of ,london1 #ada ,index1 #aec ,postscript1 #afa ,,list ,,of ,,illustrations ,,page ,,the ,,three ,,magnets #af ,,garden ,,city #bb ,,ward ,,and ,,centre ,,garden ,,city #bb ,,adelaide #abh ,,diagram ,,representing ,,true ,,mode ,,of ,a ,,city',s ,,growth #abh ,,garden ,,cities ,,of ,,to-,,morrow4 ,,introduction4 8,new forces1 new cravings1 new aims1 which had been silently gathering beneath the crust of re-action1 burst suddenly into view40--,green's 8,short ,history of the ,english ,people10 ,chap4 x4 8,change is consummated in many cases after much argument and agitation1 and men do not observe that almost everything has been silently effected by causes to which few people paid any heed4 ,in one generation an institution is unassailable1 in the next bold men may assail it1 and in the third bold men defend it4 ,at one time the most conclusive arguments are advanced against it in vain1 if indeed they are allowed utterance at all4 ,at another time the most childish sophistry is enough to secure its condemnation4 ,in the first place1 the institution1 though probably indefensible by pure reason1 was congruous with the conscious habits and modes of thought of the community4 ,in the second1 these had changed from influences which the acutest analysis would probably fail to explain1 and a breath sufficed to topple over the sapped structure40--,the ,times1 #bgth ,november1 #ahia4 ,in these days of strong party feeling and of keenly-contested social and religious issues1 it might perhaps be thought difficult to find a single question having a vital bearing upon national life and well-being on which all persons1 no matter of what political party1 or of what shade of sociological opinion1 would be found to be fully and entirely agreed4 ,discuss the temperance cause1 and you will hear from ,mr4 ,john ,morley that it is 8the greatest moral movement since the movement for the abolition of slavery02 but ,lord ,bruce will remind you that 8every year the trade contributes #dj1jjj1jjj to the revenue of the country1 so that practically it maintains the ,army and ,navy1 besides which it affords employment to many thousands of persons0--that 8even the teetotalers owe much to the licensed victuallers1 for if it were not for them the refreshment bars at the ,crystal ,palace would have been closed long ago40 ,discuss the opium traffic1 and1 on the one hand1 you will hear that opium is rapidly destroying the morale of the people of ,china1 and1 on the other1 that this is quite a delusion1 and that the ,chinese are capable1 thanks to opium1 of doing work which to a ,european is quite impossible1 and that on food at which the least squeamish of ,english people would turn up their noses in disgust4 ,religious and political questions too often divide us into hostile camps2 and so1 in the very realms where calm1 dispassionate thought and pure emotions are the essentials of all advance towards right beliefs and sound principles of action1 the din of battle and the struggles of contending hosts are more forcibly suggested to the on-looker than the really sincere love of truth and love of country which1 one may yet be sure1 animate nearly all breasts4 ,there is1 however1 a question in regard to which one can scarcely find any difference of opinion4 ,it is well-nigh universally agreed by men of all parties1 not only in ,england1 but all over ,europe and ,america and our colonies1 that it is deeply to be deplored that the people should continue to stream into the already over-crowded cities1 and should thus further deplete the country districts4 ,lord ,rosebery1 speaking some years ago as ,chairman of the ,london ,county ,council1 dwelt with very special emphasis on this point3-- 8,there is no thought of pride associated in my mind with the idea of ,london4 ,i am always haunted by the awfulness of ,london3 by the great appalling fact of these millions cast down1 as it would appear by hazard1 on the banks of this noble stream1 working each in their own groove and their own cell1 without regard or knowledge of each other1 without heeding each other1 without having the slightest idea how the other lives--the heedless casualty of unnumbered thousands of men4 ,sixty years ago a great ,englishman1 ,cobbett1 called it a wen4 ,if it was a wen then1 what is it now8 ,a tumour1 an elephantiasis sucking into its gorged system half the life and the blood and the bone of the rural districts40--,march1 #ahia4 ,sir ,john ,gorst points out the evil1 and suggests the remedy3 8,if they wanted a permanent remedy of the evil they must remove the cause2 they must back the tide1 and stop the migration of the people into the towns1 and get the people back to the land4 ,the interest and the safety of the towns themselves were involved in the solution of the problem40--,daily ,chronicle1 #fth ,november1 #ahia4 ,dean ,farrar says3 8,we are becoming a land of great cities4 ,villages are stationary or receding2 cities are enormously increasing4 ,and if it be true that great cities tend more and more to become the graves of the physique of our race1 can we wonder at it when we see the houses so foul1 so squalid1 so ill-drained1 so vitiated by neglect and dirt80 ,dr4 ,rhodes1 at the ,demographic ,congress1 called attention to 8the migration which was going on from the ,english agricultural districts4 ,in ,lancashire and other manufacturing districts #ce per cent4 of the population were over #fj years of age1 but in agricultural districts they would have over #fj per cent4 ,many of the cottages were so abominable that they could not call them houses1 and the people so deteriorated in physique that they were not able to do the amount of work which able-bodied persons should do4 ,unless something was done to make the lot of the agricultural labourer better1 the exodus would go on1 with what results in the future he dared not say40--,times1 #aeth ,august1 #ahia4 ,the ,press1 ,liberal1 ,radical1 and ,conservative1 views this grave symptom of the time with the same alarm4 ,the ,st4 ,james's ,gazette1 on ,june #f1 #ahib1 remarks3 8,how best to provide the proper antidote against the greatest danger of modern existence is a question of no mean significance40 ,the ,star1 #ith ,october1 #ahia1 says3 8,how to stem the drift from the country is one of the main problems of the day4 ,the labourer may perhaps be restored to the land1 but how will the country industries be restored to rural ,england80 ,the ,daily ,news1 a few years ago1 published a series of articles1 8,life in our ,villages10 dealing with the same problem4 ,trade ,unionist leaders utter the same note of warning4 ,mr4 ,ben ,tillett says3 8,hands are hungry for toil1 and lands are starving for labour40 ,mr4 ,tom ,mann observes3 8,the congestion of labour in the metropolis is caused mainly by the influx from the country districts of those who were needed there to cultivate the land40 ,all1 then1 are agreed on the pressing nature of this problem1 all are bent on its solution1 and though it would doubtless be quite ,utopian to expect a similar agreement as to the value of any remedy that may be proposed1 it is at least of immense importance that1 on a subject thus universally regarded as of supreme importance1 we have such a consensus of opinion at the outset4 ,this will be the more remarkable and the more hopeful sign when it is shown1 as ,i believe will be conclusively shown in this work1 that the answer to this1 one of the most pressing questions of the day1 makes of comparatively easy solution many other problems which have hitherto taxed the ingenuity of the greatest thinkers and reformers of our time4 ,yes1 the key to the problem how to restore the people to the land--that beautiful land of ours1 with its canopy of sky1 the air that blows upon it1 the sun that warms it1 the rain and dew that moisten it--the very embodiment of ,divine love for man--is indeed a ,master-,key1 for it is the key to a portal through which1 even when scarce ajar1 will be seen to pour a flood of light on the problems of intemperance1 of excessive toil1 of restless anxiety1 of grinding poverty--the true limits of ,governmental interference1 ay1 and even the relations of man to the ,supreme ,power4 ,it may perhaps be thought that the first step to be taken towards the solution of this question--how to restore the people to the land--would involve a careful consideration of the very numerous causes which have hitherto led to their aggregation in large cities4 ,were this the case1 a very prolonged enquiry would be necessary at the outset4 ,fortunately1 alike for writer and for reader1 such an analysis is not1 however1 here requisite1 and for a very simple reason1 which may be stated thus3--,whatever may have been the causes which have operated in the past1 and are operating now1 to draw the people into the cities1 those causes may all be summed up as 8attractions02 and it is obvious1 therefore1 that no remedy can possibly be effective which will not present to the people1 or at least to considerable portions of them1 greater 8attractions0 than our cities now possess1 so that the force of the old 8attractions0 shall be overcome by the force of new 8attractions0 which are to be created4 ,each city may be regarded as a magnet1 each person as a needle2 and1 so viewed1 it is at once seen that nothing short of the discovery of a method for constructing magnets of yet greater power than our cities possess can be effective for re-distributing the population in a spontaneous and healthy manner4 ,so presented1 the problem may appear at first sight to be difficult1 if not impossible1 of solution4 8,what10 some may be disposed to ask1 8can possibly be done to make the country more attractive to a work-a-day people than the town--to make wages1 or at least the standard of physical comfort1 higher in the country than in the town2 to secure in the country equal possibilities of social intercourse1 and to make the prospects of advancement for the average man or woman equal1 not to say superior1 to those enjoyed in our large cities80 ,the issue one constantly finds presented in a form very similar to that4 ,the subject is treated continually in the public press1 and in all forms of discussion1 as though men1 or at least working-men1 had not now1 and never could have1 any choice or alternative1 but either1 on the one hand1 to stifle their love for human society--at least in wider relations than can be found in a straggling village--or1 on the other hand1 to forego almost entirely all the keen and pure delights of the country4 ,the question is universally considered as though it were now1 and for ever must remain1 quite impossible for working people to live in the country and yet be engaged in pursuits other than agricultural2 as though crowded1 unhealthy cities were the last word of economic science2 and as if our present form of industry1 in which sharp lines divide agricultural from industrial pursuits1 were necessarily an enduring one4 ,this fallacy is the very common one of ignoring altogether the possibility of alternatives other than those presented to the mind4 ,there are in reality not only1 as is so constantly assumed1 two alternatives--town life and country life--but a third alternative1 in which all the advantages of the most energetic and active town life1 with all the beauty and delight of the country1 may be secured in perfect combination2 and the certainty of being able to live this life will be the magnet which will produce the effect for which we are all striving--the spontaneous movement of the people from our crowded cities to the bosom of our kindly mother earth1 at once the source of life1 of happiness1 of wealth1 and of power4 ,the town and the country may1 therefore1 be regarded as two magnets1 each striving to draw the people to itself--a rivalry which a new form of life1 partaking of the nature of both1 comes to take part in4 ,this may be illustrated by a diagram of 8,the ,three ,magnets10 in which the chief advantages of the ,town and of the ,country are set forth with their corresponding drawbacks1 while the advantages of the ,town-,country are seen to be free from the disadvantages of either4 ,illustration3 ,,the ,,three ,,magnets4 ,no4 #a ,the ,town magnet1 it will be seen1 offers1 as compared with the ,country magnet1 the advantages of high wages1 opportunities for employment1 tempting prospects of advancement1 but these are largely counterbalanced by high rents and prices4 ,its social opportunities and its places of amusement are very alluring1 but excessive hours of toil1 distance from work1 and the 8isolation of crowds0 tend greatly to reduce the value of these good things4 ,the well-lit streets are a great attraction1 especially in winter1 but the sunlight is being more and more shut out1 while the air is so vitiated that the fine public buildings1 like the sparrows1 rapidly become covered with soot1 and the very statues are in despair4 ,palatial edifices and fearful slums are the strange1 complementary features of modern cities4 ,the ,country magnet declares herself to be the source of all beauty and wealth2 but the ,town magnet mockingly reminds her that she is very dull for lack of society1 and very sparing of her gifts for lack of capital4 ,there are in the country beautiful vistas1 lordly parks1 violet-scented woods1 fresh air1 sounds of rippling water2 but too often one sees those threatening words1 8,trespassers will be prosecuted40 ,rents1 if estimated by the acre1 are certainly low1 but such low rents are the natural fruit of low wages rather than a cause of substantial comfort2 while long hours and lack of amusements forbid the bright sunshine and the pure air to gladden the hearts of the people4 ,the one industry1 agriculture1 suffers frequently from excessive rainfalls2 but this wondrous harvest of the clouds is seldom properly ingathered1 so that1 in times of drought1 there is frequently1 even for drinking purposes1 a most insufficient supply4#a ,even the natural healthfulness of the country is largely lost for lack of proper drainage and other sanitary conditions1 while1 in parts almost deserted by the people1 the few who remain are yet frequently huddled together as if in rivalry with the slums of our cities4 ,but neither the ,town magnet nor the ,country magnet represents the full plan and purpose of nature4 ,human society and the beauty of nature are meant to be enjoyed together4 ,the two magnets must be made one4 ,as man and woman by their varied gifts and faculties supplement each other1 so should town and country4 ,the town is the symbol of society--of mutual help and friendly co-operation1 of fatherhood1 motherhood1 brotherhood1 sisterhood1 of wide relations between man and man--of broad1 expanding sympathies--of science1 art1 culture1 religion4 ,and the country6 ,the country is the symbol of ,god's love and care for man4 ,all that we are and all that we have comes from it4 ,our bodies are formed of it2 to it they return4 ,we are fed by it1 clothed by it1 and by it are we warmed and sheltered4 ,on its bosom we rest4 ,its beauty is the inspiration of art1 of music1 of poetry4 ,its forces propel all the wheels of industry4 ,it is the source of all health1 all wealth1 all knowledge4 ,but its fulness of joy and wisdom has not revealed itself to man4 ,nor can it ever1 so long as this unholy1 unnatural separation of society and nature endures4 ,town and country must be married1 and out of this joyous union will spring a new hope1 a new life1 a new civilisation4 ,it is the purpose of this work to show how a first step can be taken in this direction by the construction of a ,town-country magnet2 and ,i hope to convince the reader that this is practicable1 here and now1 and that on principles which are the very soundest1 whether viewed from the ethical or the economic standpoint4 ,i will undertake1 then1 to show how in 8,town-country0 equal1 nay better1 opportunities of social intercourse may be enjoyed than are enjoyed in any crowded city1 while yet the beauties of nature may encompass and enfold each dweller therein2 how higher wages are compatible with reduced rents and rates2 how abundant opportunities for employment and bright prospects of advancement may be secured for all2 how capital may be attracted and wealth created2 how the most admirable sanitary conditions may be ensured2 how beautiful homes and gardens may be seen on every hand2 how the bounds of freedom may be widened1 and yet all the best results of concert and co-operation gathered in by a happy people4 ,the construction of such a magnet1 could it be effected1 followed1 as it would be1 by the construction of many more1 would certainly afford a solution of the burning question set before us by ,sir ,john ,gorst1 8how to back the tide of migration of the people into the towns1 and to get them back upon the land40 ,a fuller description of such a magnet and its mode of construction will form the theme of subsequent chapters4 ,,footnote3 #a ,dr4 ,barwise1 ,medical ,officer of ,health for the ,county ,council of ,derbyshire1 giving evidence before a ,select ,committee of the ,house of ,commons1 on #beth ,april1 #ahid1 on the ,chesterfield ,gas and ,water ,bill1 said1 in answer to ,question #ahgc3 8,at ,brimington ,common ,school ,i saw some basins full of soapsuds1 and it was all the water that the whole of the children had to wash in4 ,they had to wash one after another in the same water4 ,of course1 a child with ringworm or something of that kind might spread it through the whole of the children4444 ,the schoolmistress told me that the children came in from the playground hot1 and she had seen them actually drink this dirty water4 ,in fact1 when they were thirsty there was no other water for them to have40 ,,chapter ,i4 ,,the ,,town-,,country ,,magnet4 8,i will not cease from mental strife1 ,nor shall my sword sleep in my hand1 ,till we have built ,jerusalem ,in ,england's green and pleasant land40 --,blake4 8,thorough sanitary and remedial action in the houses that we have2 and then the building of more1 strongly1 beautifully1 and in groups of limited extent1 kept in proportion to their streams and walled round1 so that there may be no festering and wretched suburb anywhere1 but clean and busy street within and the open country without1 with a belt of beautiful garden and orchard round the walls1 so that from any part of the city perfectly fresh air and grass and sight of far horizon might be reachable in a few minutes' walk4 ,this the final aim40--,john ,ruskin1 8,sesame and ,lilies40 ,the reader is asked to imagine an estate embracing an area of #f1jjj acres1 which is at present purely agricultural1 and has been obtained by purchase in the open market at a cost of #djb an acre1 or #bdj1jjj4 ,the purchase money is supposed to have been raised on mortgage debentures1 bearing interest at an average rate not exceeding #d per cent4#c ,the estate is legally vested in the names of four gentlemen of responsible position and of undoubted probity and honour1 who hold it in trust1 first1 as a security for the debenture-holders1 and1 secondly1 in trust for the people of ,garden ,city1 the ,town-country magnet1 which it is intended to build thereon4 ,one essential feature of the plan is that all ground rents1 which are to be based upon the annual value of the land1 shall be paid to the trustees1 who1 after providing for interest and sinking fund1 will hand the balance to the ,central ,council of the new municipality1#d to be employed by such ,council in the creation and maintenance of all necessary public works--roads1 schools1 parks1 etc4 ,the objects of this land purchase may be stated in various ways1 but it is sufficient here to say that some of the chief objects are these3 ,to find for our industrial population work at wages of higher purchasing power1 and to secure healthier surroundings and more regular employment4 ,to enterprising manufacturers1 co-operative societies1 architects1 engineers1 builders1 and mechanicians of all kinds1 as well as to many engaged in various professions1 it is intended to offer a means of securing new and better employment for their capital and talents1 while to the agriculturists at present on the estate1 as well as to those who may migrate thither1 it is designed to open a new market for their produce close to their doors4 ,its object is1 in short1 to raise the standard of health and comfort of all true workers of whatever grade--the means by which these objects are to be achieved being a healthy1 natural1 and economic combination of town and country life1 and this on land owned by the municipality4 ,illustration3 ,no4 #b ,garden ,city ,garden ,city1 which is to be built near the centre of the #f1jjj acres1 covers an area of #a1jjj acres1 or a sixth part of the #f1jjj acres1 and might be of circular form1 #a1bdj yards 7or nearly three-quarters of a mile7 from centre to circumference4 7,diagram #b is a ground-plan of the whole municipal area1 showing the town in the centre2 and ,diagram #c1 which represents one section or ward of the town1 will be useful in following the description of the town itself--a description which is1 however1 merely suggestive1 and will probably be much departed from47 ,six magnificent boulevards--each #abj feet wide--traverse the city from centre to circumference1 dividing it into six equal parts or wards4 ,in the centre is a circular space containing about five and a half acres1 laid out as a beautiful and well-watered garden2 and1 surrounding this garden1 each standing in its own ample grounds1 are the larger public buildings--town hall1 principal concert and lecture hall1 theatre1 library1 museum1 picture-gallery1 and hospital4 ,illustration3 ,no4 #c4 ,,ward ,,and ,,centre ,garden ,city ,the rest of the large space encircled by the 8,crystal ,palace0 is a public park1 containing #ade acres1 which includes ample recreation grounds within very easy access of all the people4 ,running all round the ,central ,park 7except where it is intersected by the boulevards7 is a wide glass arcade called the 8,crystal ,palace10 opening on to the park4 ,this building is in wet weather one of the favourite resorts of the people1 whilst the knowledge that its bright shelter is ever close at hand tempts people into ,central ,park1 even in the most doubtful of weathers4 ,here manufactured goods are exposed for sale1 and here most of that class of shopping which requires the joy of deliberation and selection is done4 ,the space enclosed by the ,crystal ,palace is1 however1 a good deal larger than is required for these purposes1 and a considerable part of it is used as a ,winter ,garden--the whole forming a permanent exhibition of a most attractive character1 whilst its circular form brings it near to every dweller in the town--the furthest removed inhabitant being within #fjj yards4 ,passing out of the ,crystal ,palace on our way to the outer ring of the town1 we cross ,fifth ,avenue--lined1 as are all the roads of the town1 with trees--fronting which1 and looking on to the ,crystal ,palace1 we find a ring of very excellently-built houses1 each standing in its own ample grounds2 and1 as we continue our walk1 we observe that the houses are for the most part built either in concentric rings1 facing the various avenues 7as the circular roads are termed71 or fronting the boulevards and roads1 which all converge to the centre of the town4 ,asking the friend who accompanies us on our journey what the population of this little city may be1 we are told about #cj1jjj in the city itself1 and about #b1jjj in the agricultural estate1 and that there are in the town #e1ejj building lots of an average size of #bj feet #acj feet--the minimum space allotted for the purpose being #bj #ajj4 ,noticing the very varied architecture and design which the houses and groups of houses display--some having common gardens and co-operative kitchens--we learn that general observance of street line or harmonious departure from it are the chief points as to house-building over which the municipal authorities exercise control1 for1 though proper sanitary arrangements are strictly enforced1 the fullest measure of individual taste and preference is encouraged4 ,walking still toward the outskirts of the town1 we come upon 8,grand ,avenue40 ,this avenue is fully entitled to the name it bears1 for it is #dbj feet wide1#e and1 forming a belt of green upwards of three miles long1 divides that part of the town which lies outside ,central ,park into two belts4 ,it really constitutes an additional park of #aae acres--a park which is within #bdj yards of the furthest removed inhabitant4 ,in this splendid avenue six sites1 each of four acres1 are occupied by public schools and their surrounding play-grounds and gardens1 while other sites are reserved for churches1 of such denominations as the religious beliefs of the people may determine1 to be erected and maintained out of the funds of the worshippers and their friends4 ,we observe that the houses fronting on ,grand ,avenue have departed 7at least in one of the wards--that of which ,diagram #c is a representation7--from the general plan of concentric rings1 and1 in order to ensure a longer line of frontage on ,grand ,avenue1 are arranged in crescents--thus also to the eye yet further enlarging the already splendid width of ,grand ,avenue4 ,on the outer ring of the town are factories1 warehouses1 dairies1 markets1 coal yards1 timber yards1 etc41 all fronting on the circle railway1 which encompasses the whole town1 and which has sidings connecting it with a main line of railway which passes through the estate4 ,this arrangement enables goods to be loaded direct into trucks from the warehouses and workshops1 and so sent by railway to distant markets1 or to be taken direct from the trucks into the warehouses or factories2 thus not only effecting a very great saving in regard to packing and cartage1 and reducing to a minimum loss from breakage1 but also1 by reducing the traffic on the roads of the town1 lessening to a very marked extent the cost of their maintenance4 ,the smoke fiend is kept well within bounds in ,garden ,city2 for all machinery is driven by electric energy1 with the result that the cost of electricity for lighting and other purposes is greatly reduced4 ,the refuse of the town is utilised on the agricultural portions of the estate1 which are held by various individuals in large farms1 small holdings1 allotments1 cow pastures1 etc42 the natural competition of these various methods of agriculture1 tested by the willingness of occupiers to offer the highest rent to the municipality1 tending to bring about the best system of husbandry1 or1 what is more probable1 the best systems adapted for various purposes4 ,thus it is easily conceivable that it may prove advantageous to grow wheat in very large fields1 involving united action under a capitalist farmer1 or by a body of co-operators2 while the cultivation of vegetables1 fruits1 and flowers1 which requires closer and more personal care1 and more of the artistic and inventive faculty1 may possibly be best dealt with by individuals1 or by small groups of individuals having a common belief in the efficacy and value of certain dressings1 methods of culture1 or artificial and natural surroundings4 ,this plan1 or1 if the reader be pleased to so term it1 this absence of plan1 avoids the dangers of stagnation or dead level1 and1 though encouraging individual initiative1 permits of the fullest co-operation1 while the increased rents which follow from this form of competition are common or municipal property1 and by far the larger part of them are expended in permanent improvements4 ,while the town proper1 with its population engaged in various trades1 callings1 and professions1 and with a store or dept in each ward1 offers the most natural market to the people engaged on the agricultural estate1 inasmuch as to the extent to which the townspeople demand their produce they escape altogether any railway rates and charges2 yet the farmers and others are not by any means limited to the town as their only market1 but have the fullest right to dispose of their produce to whomsoever they please4 ,here1 as in every feature of the experiment1 it will be seen that it is not the area of rights which is contracted1 but the area of choice which is enlarged4 ,this principle of freedom holds good with regard to manufacturers and others who have established themselves in the town4 ,these manage their affairs in their own way1 subject1 of course1 to the general law of the land1 and subject to the provision of sufficient space for workmen and reasonable sanitary conditions4 ,even in regard to such matters as water1 lighting1 and telephonic communication--which a municipality1 if efficient and honest1 is certainly the best and most natural body to supply--no rigid or absolute monopoly is sought2 and if any private corporation or any body of individuals proved itself capable of supplying on more advantageous terms1 either the whole town or a section of it1 with these or any commodities the supply of which was taken up by the corporation1 this would be allowed4 ,no really sound system of action is in more need of artificial support than is any sound system of thought4 ,the area of municipal and corporate action is probably destined to become greatly enlarged2 but1 if it is to be so1 it will be because the people possess faith in such action1 and that faith can be best shown by a wide extension of the area of freedom4 ,dotted about the estate are seen various charitable and philanthropic institutions4 ,these are not under the control of the municipality1 but are supported and managed by various public-spirited people who have been invited by the municipality to establish these institutions in an open healthy district1 and on land let to them at a pepper-corn rent1 it occurring to the authorities that they can the better afford to be thus generous1 as the spending power of these institutions greatly benefits the whole community4 ,besides1 as those persons who migrate to the town are among its most energetic and resourceful members1 it is but just and right that their more helpless brethren should be able to enjoy the benefits of an experiment which is designed for humanity at large4 ,,footnotes3 #b ,this was the average price paid for agricultural land in #ahih3 and1 though this estimate may prove far more than sufficient1 it is hardly likely to be much exceeded4 #c ,the financial arrangements described in this book are likely to be departed from in form1 but not in essential principle4 ,and until a definite scheme has been agreed upon1 ,i think it better to repeat them precisely as they appeared in 8,to-,morrow10 the original title of this book--the book which led to the formation of the ,garden ,city ,association4 ,see ,appendix4 #d ,this word1 8municipality10 is not used in a technical sense4 #e ,portland ,place1 ,london1 is only #ajj feet wide4 ,,chapter ,,ii4 ,,the ,,revenue ,,of ,,garden ,,city1 ,,and ,,how ,,it ,,is ,,obtained--,,the ,,agricultural ,,estate4 ,amongst the essential differences between ,garden ,city and other municipalities1 one of the chief is its method of raising its revenue4 ,its entire revenue is derived from rents2 and one of the purposes of this work is to show that the rents which may very reasonably be expected from the various tenants on the estate will be amply sufficient1 if paid into the coffers of ,garden ,city1 7a7 to pay the interest on the money with which the estate is purchased1 7b7 to provide a sinking-fund for the purpose of paying off the principal1 7c7 to construct and maintain all such works as are usually constructed and maintained by municipal and other local authorities out of rates compulsorily levied1 and 7d7 7after redemption of debentures7 to provide a large surplus for other purposes1 such as old-age pensions or insurance against accident and sickness4 ,perhaps no difference between town and country is more noticeable than the difference in the rent charged for the use of the soil4 ,thus1 while in some parts of ,london the rent is equal to #cj1jjj an acre1 #d an acre is an extremely high rent for agricultural land4 ,this enormous difference of rental value is1 of course1 almost entirely due to the presence in the one case and the absence in the other of a large population2 and1 as it cannot be attributed to the action of any particular individuals1 it is frequently spoken of as the 8unearned increment10 i4e41 unearned by the landlord1 though a more correct term would be 8collectively-earned increment40 ,the presence of a considerable population thus giving a greatly additional value to the soil1 it is obvious that a migration of population on any considerable scale to any particular area will be certainly attended with a corresponding rise in the value of the land so settled upon1 and it is also obvious that such increment of value may1 with some foresight and pre-arrangement1 become the property of the migrating people4 ,such foresight and pre-arrangement1 never before exercised in an effective manner1 are displayed conspicuously in the case of ,garden ,city1 where the land1 as we have seen1 is vested in trustees1 who hold it in trust 7after payment of the debentures7 for the whole community1 so that the entire increment of value gradually created becomes the property of the municipality1 with the effect that though rents may rise1 and even rise considerably1 such rise in rent will not become the property of private individuals1 but will be applied in relief of rates4 ,it is this arrangement which will be seen to give ,garden ,city much of its magnetic power4 ,the site of ,garden ,city we have taken to be worth at the time of its purchase #dj an acre1 or #bdj1jjj4 ,the purchase money may be assumed to represent #cj years' purchase1 and on this basis the annual rent paid by the former tenants was #h1jjj4 ,if1 therefore1 there was a population of #a1jjj persons upon the estate at the time of the purchase1 then each man1 woman1 and child was contributing towards this rent-roll an average sum of #h per annum4 ,but the population of ,garden ,city1 including its agricultural land1 is1 when completed1 #cb1jjj1 and the estate has cost them a sum on which they pay an annual charge by way of interest of #i1fjj4 ,thus1 while before the experiment was initiated1 #a1jjj persons out of their united earnings contributed #h1jjj a year1 or #h a head1 on the completion of the town #cb1jjj persons out of their united earnings will contribute #i1fjj a year1 or an average of #fs4 a head4 ,this sum of #fs4 per head per annum is all the rent1 strictly speaking1 which the inhabitants of ,garden ,city will ever be called upon to pay2 for it is all the rent which they pay away1 any further sum they pay being a contribution towards their rates4 ,let us now suppose that each person1 besides contributing annually #fs4 a head1 contributes an average annual sum of #a #ads41 or #b in all4 ,in that case two things may be noticed4 ,first1 each person will be paying for ground rent and rates only one-fourth of the sum which each person before the purchase paid in ground-rent alone2 and1 secondly1 the ,board of ,management1 after the payment of interest on the debentures1 will receive an annual sum of #ed1djj1 which1 as will be presently shown1 would1 after providing a sinking fund 7of #d1djj71 defray all those costs1 charges1 and expenses which are usually met by local taxation4 ,the average annual sum contributed by each man1 woman1 and child in ,england and ,wales for local purposes is about #b a head1 and the average sum contributed for ground rent is1 at a very low estimate1 about #b #ajs4 ,the average yearly contribution for ground-rent and local rates is1 therefore1 about #d #ajs4 ,it might1 therefore1 be safely assumed that the people of ,garden ,city would willingly pay #b per head in complete discharge of ground-rent and local rates2 but to make the case the clearer and stronger1 we will test the supposed willingness of the tenants of ,garden ,city to pay such a sum as #b a year for rates and rents in another way4 ,for this purpose1 let us deal first with the agricultural estate1 leaving the town estate to be dealt with separately4 ,obviously the rent which can be secured will be considerably greater than before the town was built4 ,every farmer now has a market close to his doors4 ,there are #cj1jjj townspeople to be fed4 ,those persons1 of course1 are perfectly free to get their food stuffs from any part of the world1 and in the case of many products will doubtless continue to be supplied from abroad4 ,these farmers are hardly likely to supply them with tea1 with coffee1 with spices1 with tropical fruits or with sugar1#f and their struggle to compete with ,america and ,russia for the supply of wheat or flour to the town may be as keen as ever4 ,but surely the struggle will not be so despairing4 ,a ray--a beam of hope will gladden the heart of the despairing home-producer of wheat1 for while the ,american has to pay railway charges to the sea-board1 charges for ,atlantic transit and railway charges to the consumer1 the farmer of ,garden ,city has a market at his very doors1 and this a market which the rent he contributes will help to build up4#g ,or1 consider vegetables and fruits4 ,farmers1 except near towns1 do not often grow them now4 ,why8 ,chiefly because of the difficulty and uncertainty of a market1 and the high charges for freights and commission4 ,to quote the words of ,dr4 ,farquharson1 ,m4,p41 when they 8try to dispose of these things they find themselves struggling so hopelessly in a spider's web of rings1 and middlemen1 and speculators1 that they are more than half-inclined to give up the attempt in despair1 and fall back on those things that stand up straight and square to their prices in the open market40 ,a curious calculation may be interesting with regard to milk4 ,assuming each person in the town consumed only one-third of a pint a day1 then #cj1jjj would consume #a1bej gallons a day1 and might thus save1 taking railway charges at a penny per gallon1 upwards of #a1ijj per annum in railway rates upon the one item of milk1 a saving which must be multiplied by a large figure in order to realise the general saving to be effected by placing consumer and producer in such close association4 ,in other words1 the combination of town and country is not only healthful1 but economic--a point which every step taken will serve to make yet more clear4 ,but the rents which the agricultural tenants of ,garden ,city would be willing to pay would increase for another reason4 ,the waste products of the town could1 and this without heavy charges for railway transport or other expensive agencies1 be readily brought back to the soil1 thus increasing its fertility4 ,the question of sewage disposal is naturally a difficult one to deal with1 but its inherent difficulty is often much increased by artificial and imperfect conditions already in existence4 ,thus1 ,sir ,benjamin ,baker1 in his joint report with ,mr4 7now ,sir7 ,alexander ,binnie to the ,london ,county ,council1 says3 8,in approaching the consideration of the vast question of the whole sewerage system of the ,metropolis1 and the state of the ,thames1 as a practical problem 444 we had clearly at once to recognise the fact that the general features of the main drainage system were unalterably settled1 and must be accepted in the same way as the main lines of thoroughfares have to be accepted whether quite as we could wish them to be or not40 ,but on ,garden ,city site1 given the skilful engineer1 he would have comparatively little difficulty4 ,he would have1 as it were1 a clean sheet on which to prepare his plans1 and the whole estate being equally the property of the municipality1 he would have a free course before him1 and would doubtless succeed in adding greatly to the productiveness of the agricultural estate4 ,the great increase in the number of allotments1 especially such favourably situated allotments as are shown in ,diagram #b1 would also tend to raise the total sum offered in rent4 ,there are yet other reasons why the rent which a farmer on the ,garden ,city estate would be willing to pay for his farm1 or a labourer for his allotment1 would tend to increase4 ,the productiveness of the agricultural part of the estate1 besides being increased by a well-devised system of sewage disposal1 and by a new and somewhat extensive market1 with unique conveniences for transit to more distant markets1 would also be increased because the tenure on which the land is held encourages maximum cultivation4 ,it is a just tenure4 ,the agricultural portion of the estate is let at fair rents1 with a right to continue in occupation as long as the tenant is willing to pay a rent equal to that offered by any would-be occupier1 less1 say1 #aj per cent4 in favour of the occupying tenant--the incoming tenant having also to compensate the outgoing tenant for all unexhausted improvements4 ,under this system1 while it would be impossible for the tenant to secure to himself any undue share of that natural increment of land-value which would be brought about by the general growth in well-being of the town1 he would yet have1 as all tenants in possession probably should have1 a preference over any new-comer1 and would know that he would not lose those fruits of his past industry which were not yet ingathered but were still adding their value to the soil4 ,surely no one can doubt that such a tenure would1 of itself1 tend greatly to increase at once the activity and industry of the tenant1 the productivity of the soil1 and the rent which the tenant would be willing to pay4 ,that there would be this increased offer of rent will become yet more obvious if we consider for a moment the nature of the rent paid by a tenant of ,garden ,city4 ,part of what he pays would be in respect of interest on the debentures on which the money to purchase the estate was raised1 or in the redemption of those debentures1 and would thus1 except so far as the debentures were held by residents on the estate1 pass away from the community altogether2 but the whole of the remaining sum paid would be expended locally1 and the farmer would have a share equal to that of every adult in the administration of such money4 ,the term 8rent10 therefore1 has1 in ,garden ,city1 acquired a new meaning1 and1 for the sake of clearness1 it will be necessary in future to use terms which will not be ambiguous4 ,that part of the rent which represents interest on debentures will be hereafter called 8landlord's rent02 that part which represents repayment of purchase-money 8sinking fund02 that part which is devoted to public purposes 8rates02 while the total sum will be termed 8rate-rent40 ,from these considerations1 surely it is obvious that the 8rate-rent0 which the farmer will be willing to pay into the treasury of ,garden ,city will be considerably higher than the rent he would be willing to pay to a private landlord1 who1 besides increasing his rent as the farmer makes his land more valuable1 will also leave him with the full burden of local taxation resting upon him4 ,in short the plan proposed embraces a system of sewage-disposal which will return to the soil in a transmuted form many of those products the growth of which1 by exhausting its natural fertility1 demand elsewhere the application of manures so expensive that the farmer becomes sometimes blinded to their necessity1 and it also embraces a system of rate-rents by which many of the farmer's hard-earned sovereigns1 hitherto lost to him by being paid away to his landlord1 shall return to his exhausted exchequer1 not indeed in the form in which they left it1 but in a variety of useful forms1 such as roads1 schools1 markets1 which will assist him most materially1 though indirectly1 in his work1 but which1 under present conditions1 entail so severe a burden as to make him naturally slow to see their inherent necessity1 and even to look upon some of them with suspicion and dislike4 ,who can doubt that if the farm and the farmer can be placed under conditions so healthful and natural alike in a physical and moral sense1 the willing soil and the hopeful farmer will alike respond to their new environment--the soil becoming more fertile by every blade of grass it yields1 the farmer richer by every penny of rate-rent he contributes8 ,we are now in a position to see that the rate-rent which will be readily paid by farmer1 small occupier1 and allotment holder1 would be considerably greater than the rent he paid before 7#a7 because of the presence of a new town population demanding new and more profitable farm products1 in respect of which railway charges can be largely saved2 7#b7 by the due return to the soil of its natural elements2 7#c7 by the just1 equitable1 and natural conditions on which the land is held2 and 7#d7 by reason of the fact that the rent now paid is rate and rent1 while the rent formerly paid left the rates to be paid by the tenant4 ,but certain as it is that the 8rate-rent0 would represent a very considerable increase over the bare rent formerly paid by the tenants on the estate1 it is still very much a matter of conjecture what the 8rate-rent0 would be2 and we shall1 therefore1 be acting prudently if we greatly under-estimate the 8rate-rent0 which would probably be offered4 ,if1 then1 in view of all the circumstances1 we estimate that the farming population of ,garden ,city will be prepared to pay for rates and rent #ej per cent4 more than they before paid for rent alone1 we shall reach the following result3-- ,estimated ,gross ,revenue from ,agricultural ,estate4 ,original rent paid by tenants of #e1jjj acres1 say #f1ejj ,add #ej per cent4 for contributions to rates and sinking fund1 #c1bej ------ ,total 8rate-rent0 from agricultural estate1 #i1gej ,we shall in the next chapter estimate the amount which may1 on the most reasonable calculation1 be expected from the town estate1 and then proceed to consider the sufficiency of the total rate-rents for the municipal needs of the town4 ,,footnotes3 #f ,the electric light1 with cheap motive power for its generation1 with glass-houses1 may make even some of these things possible4 #g ,see 8,fields1 ,farms1 and ,workshops10 by ,prince ,krapotkin1 #a_/-1 and 8,the ,coming ,revolution10 by ,capt4 ,petavel1 #a_/-1 both published by ,swan ,sonnenschein ,co4 ,,chapter ,,iii4 ,,the ,,revenue ,,of ,,garden ,,city--,,town ,,estate4 8,whatever reforms be introduced into the dwellings of the ,london poor1 it will still remain true that the whole area of ,london is insufficient to supply its population with fresh air and the free space that is wanted for wholesome recreation4 ,a remedy for the overcrowding of ,london will still be wanted4444 ,there are large classes of the population of ,london whose removal into the country would be in the long run economically advantageous2 it would benefit alike those who moved and those who remained behind4444 ,of the #aej1jjj or more hired workers in the clothes-making trades1 by far the greater part are very poorly paid1 and do work which it is against all economic reason to have done where ground-rent is high40--,professor ,marshall1 8,the ,housing of the ,london ,poor10 ,contemporary ,review1 #ahhd4 ,having in the last chapter estimated the gross revenue which may be anticipated from the agricultural part of the estate at #i1gej1 we will now turn to the town estate 7where1 obviously1 the conversion of an agricultural area into a town will be attended with a very large rise in land values71 and endeavour roughly to estimate--again taking care to keep well within the mark--the amount of 8rate-rent0 which will be freely offered by the tenants of the town estate4 ,the site of the town proper consists1 it will be remembered1 of #a1jjj acres1 and is assumed to have cost #dj1jjj1 the interest of which1 at #d per cent41 is #a1fjj per annum4 ,this sum of #a1fjj is1 therefore1 all the landlord's rent which the people of the town site will be called upon to pay1 any additional 8rate-rent0 they may contribute being devoted either to the payment of the purchase-money as 8sinking-fund10 or applied as 8rates0 to the construction and maintenance of roads1 schools1 waterworks1 and to other municipal purposes4 ,it will be interesting1 therefore1 to see what sort of a burden 8landlord's rent0 will represent per head1 and what the community would secure by such contribution4 ,now1 if the sum of #a1fjj1 being the annual interest or 8landlord's rent10 be divided by #cj1jjj 7the supposed population of the town71 it will be found to equal an annual contribution by each man1 woman1 and child of rather less than #as4 #a;d4 per head4 ,this is all the 8landlord's rent0 which will ever be levied1 any additional sum collected as 8rate-rent0 being applied to sinking-fund or to local purposes4 ,and now let us notice what this fortunately-placed community obtains for this insignificant sum4 ,it obtains for #as4 #a;d4 per head per annum1 first1 ample sites for homes1 these averaging1 as we have seen1 #bj feet by #acj feet1 and accommodating1 on an average1 #e-a_/b persons to each lot4 ,it obtains ample space for roads1 some of which are of truly magnificent proportions1 so wide and spacious that sunlight and air may freely circulate1 and in which trees1 shrubs1 and grass give to the town a semi-rural appearance4 ,it also obtains ample sites for town-hall1 public library1 museum and picture-gallery1 theatre1 concert-hall1 hospital1 schools1 churches1 swimming baths1 public markets1 etc4 ,it also secures a central park of #ade acres1 and a magnificent avenue #dbj feet wide1 extending in a circle of over three miles1 unbroken save by spacious boulevards and by schools and churches1 which1 one may be sure1 will not be the less beautiful because so little money has been expended on their sites4 ,it secures also all the land required for a railway #d-a_/d miles long1 encompassing the town2 #hb acres for warehouses1 factories1 markets1 and a splendid site for a crystal palace devoted to shopping1 and serving also as a winter garden4 ,the leases under which all building sites are let do not1 therefore1 contain the usual covenant by the tenant to pay all rates1 taxes1 and assessments levied in respect of such property1 but1 on the contrary1 contain a covenant by the landlord to apply the whole sum received1 first1 in payment of debenture interest2 secondly1 towards the redemption of the debentures2 and thirdly1 as to the whole of the balance1 into a public fund1 to be applied to public purposes1 among these being the rates levied by public authorities1 other than the municipal authority1 of the city4#h ,let us now attempt to estimate the rate-rents which may be anticipated in respect of our town-estate4 ,first1 we will deal with the home-building lots4 ,all are excellently situated1 but those fronting ,grand ,avenue 7#dbj feet7 and the magnificent boulevards 7#abj feet7 would probably call forth the highest tenders4 ,we can here deal only with averages1 but we think anyone would admit that an average rate-rent of #fs4 a foot frontage for home lots would be extremely moderate4 ,this would make the rate-rent of a building lot #bj feet wide in an average position #f a year1 and on this basis the #e1ejj building lots would yield a gross revenue of #cc1jjj4 ,the rate-rents from the sites of factories1 warehouses1 markets1 etc41 cannot perhaps be so well estimated by the foot frontage1 but we may perhaps safely assume that an average employer would willingly pay #b in respect of each employee4 ,it is1 of course1 not suggested that the rate-rent levied should be a poll-tax2 it would1 as has been said1 be raised by competition among the tenants2 but this way of estimating rate-rent to be paid will perhaps give a ready means by which manufacturers or other employers1 co-operative societies1 or individuals working on their own account1 would be able to judge whether they would be lightly rated and rented as compared with their present position4 ,it must be1 however1 distinctly borne in mind that we are dealing with averages2 and if the figure should seem high to a large employer1 it will seem ridiculously low to a small shopkeeper4 ,now1 in a town with a population of #cj1jjj1 there would be about twenty thousand persons between the ages of #af and #fe2 and if it is assumed that #aj1fbe of these would be employed in factories1 shops1 warehouses1 markets1 etc41 or in any way which involved the use of a site1 other than a home-building site1 to be leased from the municipality1 there would be a revenue from this source of #ba1bej4 ,the gross revenue of the entire estate would therefore be3-- ,rate-rent from agricultural estate 7see p4 #cf71 #i1gej #e1ejj home building lots at #f per lot1 #cc1jjj from business premises #aj1fbe persons employed at an average of #b a head1 #ba1bej ------- #fd1jjj ,or #b per head of population for rates and rent4 ,this sum would be available as follows3-- ,for landlord's rent or interest on purchase money #bdj1jjj at #d per cent41 #i1fjj ,for sinking fund 7#cj years71 #d1djj ,for such purposes as are elsewhere defrayed out of rates1 #ej1jjj ------- #fd1jjj ,it is now important to inquire whether #ej1jjj will suffice for the municipal needs of ,garden ,city4 ,,footnote3 #h ,the question of the form of ,leases to be granted is one which is being carefully considered by the ,land ,tenure ,section of the ,garden ,city ,association4 ,,chapter ,,iv4 ,,the ,,revenue ,,of ,,garden ,,city--,,general ,,observations ,,on ,,its ,,expenditure4 ,before entering upon the question which presented itself at the conclusion of the last chapter--that of endeavouring to ascertain whether the estimated net available income of ,garden ,city 7#ej1jjj per annum7 would be sufficient for its municipal needs1 ,i will very shortly state how it is proposed to raise the money required for commencing operations4 ,the money would be borrowed on 8,b0 debentures1#i and would be secured by a charge upon the 8rate-rent10 subject1 of course1 to the payment of interest and sinking fund in respect of the 8,a0 debentures on which the purchase money of the estate is raised4 ,it is1 perhaps1 superfluous to remark that1 though in the case of the land purchase it might be requisite to raise the whole1 or at least some very considerable part of the purchase money before possession would be given of the estate1 or operations upon it commenced1 yet in regard to public works to be carried out upon the estate1 the case is quite different1 and it would be by no means necessary or advisable to defer the commencement of operations until the whole sum which might be ultimately required should be raised4 ,probably no town was ever built on such onerous conditions as would be involved in the raising at the outset of such a very considerable sum as would defray the cost of all its public works2 and though the circumstances under which ,garden ,city is to be built may be unique1 there is1 as will by and by be seen1 not only no need for making an exception of the town in respect of initial capital1 but quite exceptional reasons will become more and more apparent which make the overlaying of the enterprise with superabundant capital altogether unnecessary1 and therefore inexpedient2 although1 of course1 there must be a sufficient sum to enable all real economies to be readily effected4 ,perhaps it may be well in this connection to draw a distinction as to the amount of capital required between the case of the building of a town and the building1 let us say1 of a large iron bridge across an estuary4 ,in the case of the bridge it is highly expedient to raise the entire sum required before commencing operations1 for the simple reason that the bridge is not a bridge until the last rivet is driven home1 nor1 until its entire completion and its connection with the railways or roadways at either end1 has it any revenue-earning power4 ,except1 therefore1 on the assumption that it is to be fully completed1 it offers very little security for the capital sunk upon it4 ,hence it would be very natural for those who are asked to invest to say1 8,we will not put any money into this enterprise until you show us that you can get enough to complete it40 ,but the money which it is proposed to raise for the development of ,garden ,city site leads to speedy results4 ,it is to be expended upon roads1 schools1 etc4 ,these works will be carried out with due regard to the number of lots which have been let to tenants1 who undertake to build as from a certain date2 and1 therefore1 the money expended will very soon begin to yield a return in the shape of a rate-rent1 representing1 in reality1 a greatly-improved ground-rent2 when those who have advanced money on the 8,b0 debentures will have a really first-class security1 and further sums should be easily obtainable1 and at a reduced rate of interest4 ,again1 it is an important part of the project that each ward1 or one-sixth part of the city1 should be in some sense a complete town by itself1 and thus the school buildings might serve1 in the earlier stages1 not only as schools1 but as places for religious worship1 for concerts1 for libraries1 and for meetings of various kinds1 so that all outlay on expensive municipal and other buildings might be deferred until the later stages of the enterprise4 ,work1 too1 would be practically completed in one ward before commencing on another1 and the operations in the various wards would be taken up in due and proper sequence1 so that those portions of the town site on which building operations were not in progress would also be a source of revenue1 either as allotments1 cow-pastures1 or1 perhaps1 as brickfields4 ,let us now deal with the subject immediately before us4 ,will the principles on which ,garden ,city is to be built have any bearing on the effectiveness of its municipal expenditure8 ,in other words1 will a given revenue yield greater results than under ordinary conditions8 ,these questions will be answered in the affirmative4 ,it will be shown that1 pound for pound1 money will be more effectively spent than elsewhere1 and that there will be many great and obvious economies which cannot be expressed in figures with much accuracy1 but which would certainly represent in the aggregate a very large sum4 ,the first great economy to be noticed is that the item of 8landlord's rent10 which1 under ordinary conditions1 largely enters into municipal expenditure1 will1 in ,garden ,city1 scarcely enter at all4 ,thus1 all well-ordered towns require administrative buildings1 schools1 swimming baths1 libraries1 parks2 and the sites which these and other corporate undertakings occupy are usually purchased4 ,in such cases the money necessary for the purchase of the sites is generally borrowed on the security of the rates2 and thus it is that a very considerable part of the total rates levied by a municipality are ordinarily applied1 not to productive works1 but either to what we have termed 8landlord's rent10 in the shape of interest on money borrowed to effect the purchase1 or to the provision of a sinking fund in payment of the purchase money of the land so acquired1 which is landlord's rent in a capitalised form4 ,now1 in ,garden ,city1 all such expenditure1 with such exceptions as road sites on the agricultural estate1 has been already provided for4 ,thus1 the #bej acres for public parks1 the sites for schools and other public buildings1 will cost the ratepayers nothing whatever1 or1 to put it more correctly1 their cost1 which was really #dj per acre1 has been covered1 as we have seen1 by the annual average contribution of #as4 #a;d4 per head1 which each person is supposed to make in discharge of landlord's rent2 and the revenue of the town1 #ej1jjj1 is the net revenue after all interest and sinking fund in respect of the whole site has been deducted4 ,in considering1 therefore1 the question whether #ej1jjj is a sufficient revenue1 it must be remembered that in no case has any cost of municipal sites to be first deducted from that amount4 ,another item in which a great economy will be effected will be found in a comparison between ,garden ,city and any old city like ,london4 ,london wishes to breathe a fuller municipal spirit1 and so proceeds to construct schools1 to pull down slums1 to erect libraries1 swimming baths1 etc4 ,in these cases1 it has not only to purchase the freeholds of the sites1 but also has usually to pay for the buildings which had been previously erected thereon1 and which are purchased solely1 of course1 with a view to their demolition and to a clearing of the ground1 and frequently it has also to meet claims for business-disturbance1 together with heavy legal expenses in settling claims4 ,in this connection it may be remarked that the inclusive cost of sites of schools purchased by the ,london ,school ,board since its constitution1 i4e41 the cost1 including old buildings1 business-disturbance1 law charges1 etc41 has already reached the enormous sum of #c1eaf1jgb1aj and the exclusive cost of the sites 7#cgj acres in extent7 ready for building by the ,board is equal1 on the average1 to #i1ejj per acre4 ,at this rate the cost of the #bd acres of school sites for ,garden ,city would be #bbh1jjj1 so that another site for a model city could be purchased out of what would be saved in ,garden ,city in respect of school sites alone4 8,oh1 but10 it may be said1 8the school sites of ,garden ,city are extravagantly large1 and would be out of the question in ,london1 and it is altogether unfair to compare a small town like ,garden ,city with ,london1 the wealthy capital of a mighty ,empire40 ,i would reply1 8,it is quite true that the cost of land in ,london would make such sites extravagant1 not to say prohibitive--they would cost about #dj1jjj1jjj sterling--but does not this of itself suggest a most serious defect of system1 and that at a most vital part8 ,can children be better taught where land costs #i1ejj an acre than where it costs #dj8 ,whatever may be the real economic value of the ,london site1 for other purposes--as to which we may have something to say at a later stage--for school purposes1 wherein lies the advantage that the sites on which its schools are built are frequently surrounded by dingy factories or crowded courts and alleys8 ,if ,lombard ,street is an ideal place for banks1 is not a park like the ,central ,avenue of ,garden ,city an ideal place for schools8--and is not the welfare of our children the primary consideration with any well-ordered community80 8,but10 it may be said1 8the children must be educated near their homes1 and these homes must be near the places where their parents work40 ,precisely2 but does not the scheme provide for this in the most effective manner1 and in that respect also are not the school sites of ,garden ,city superior to those of ,london8 ,the children will have to expend less than an average amount of energy in going to school1 a matter1 as all educationists admit1 of immense importance1 especially in the winter4 ,but further1 have we not heard from ,professor ,marshall 7see heading to ,chapter ,,iii47 that 8#aej1jjj people1 in ,london1 engaged in the clothes-making trades1 are doing work which it is against all economic reason to have done where ground-rent is high0--in other words1 that these #aej1jjj people should not be in ,london at all2 and does not the consideration that the education of the children of such workers is carried on at once under inferior conditions and at enormous cost add weight and significance to the ,professor's words8 ,if these workers ought not to be in ,london1 then their homes1 for which1 insanitary as they are1 they pay heavy rents1 ought not to be in ,london2 a certain proportion of the shopkeepers who supply their wants should not be in ,london2 and various other people to whom the wages earned by these persons in the clothes-making trade give employment should not be in ,london4 ,hence1 there is a sense--and a very real one--in which it is fair to compare the cost of school sites in ,garden ,city with the cost of school sites in ,london2 because obviously if these people do1 as suggested by ,professor ,marshall1 migrate from ,london1 they can at once effect 7if they make1 as ,i have suggested1 proper provision beforehand7 not only a great saving in respect of ground-rent for their workshops1 but also a vast saving in respect of sites for homes1 schools1 and other purposes2 and this saving is obviously the difference between what is now paid and what would be paid under the new conditions1 minus the loss incurred 7if any71 and plus the numerous gains secured as the result of such removal4 ,let us for the sake of clearness make the comparison in another way4 ,the people of ,london have paid a capital sum representing1 when spread over the whole population of ,london 7this being taken at #f1jjj1jjj71 upwards of #aas4 #f;d4 per head of population for school sites held by the ,london ,school ,board1 a sum which is1 of course1 exclusive of the sites for voluntary schools4 ,the population of ,garden ,city1 #cj1jjj in number1 have entirely saved that #aas4 #f;d4 per head1 making a total saving of #ag1bej1 which at #c per cent4 involves an annual saving of #eag in perpetuity4 ,and besides thus saving #eag a year as interest on cost of sites for schools1 ,garden ,city has secured sites for its schools incomparably better than those of ,london schools--sites which afford ample accommodation for all the children of the town1 and not1 as in the case of the ,london ,school ,board1 accommodation for only half of the children of the municipality4 7,the sites of the ,london ,school ,board are #cgj acres in extent1 or about #a acre to every #af1jjj of the population1 while the people of ,garden ,city have obtained #bd acres or #a acre for every #a1bej47 ,in other words1 ,garden ,city secures sites which are larger1 better placed1 and in every way more suitable for educational purposes1 at a mere fraction of the cost which in ,london is incurred for sites vastly inferior in every respect4 ,the economies with which we have thus dealt are1 it will be seen1 effected by the two simple expedients we have referred to4 ,first1 by buying the land before a new value is given to it by migration1 the migrating people obtain a site at an extremely low figure1 and secure the coming increment for themselves and those who come after them2 and secondly1 by coming to a new site1 they do not have to pay large sums for old buildings1 for compensation for disturbance1 and for heavy legal charges4 ,the practicability of securing for the poor workers of ,london the first of these great advantages appears to have been for the moment overlooked by ,professor ,marshall in his article in the ,contemporary ,review1#aa for the ,professor remarks 8,ultimately all would gain by the migration1 but most0 7the italics are my own7 8the landowners and the railroads connected with the colony40 ,let us then adopt the expedient here advocated of securing that the landowners1 8who 444 will gain most0 by a project specially designed to benefit a class now low down in the social scale1 shall be those very people themselves1 as members of a new municipality1 and then a strong additional inducement will be held out to them to make a change1 which nothing but the lack of combined effort has hitherto prevented4 ,as to the benefit to be derived by the railways1 while no doubt the building up of the town would specially benefit the main line of railway which passed through the estate1 it is also true that the earnings of the people would not be diminished to the usual extent by railway freights and charges4 7,see ,chap4 ii41 also ,chap4 v41 page #fj47 ,we now come to deal with an element of economy which will be simply incalculable4 ,this is to be found in the fact that the town is definitely planned1 so that the whole question of municipal administration may be dealt with by one far-reaching scheme4 ,it is not by any means necessary1 and it is not1 humanly speaking1 possible1 that the final scheme should be the work of one mind4 ,it will no doubt be the work of many minds--the minds of engineers1 of architects and surveyors1 of landscape gardeners and electricians4 ,but it is essential1 as we have said1 that there should be unity of design and purpose--that the town should be planned as a whole1 and not left to grow up in a chaotic manner as has been the case with all ,english towns1 and more or less so with the towns of all countries4 ,a town1 like a flower1 or a tree1 or an animal1 should1 at each stage of its growth1 possess unity1 symmetry1 completeness1 and the effect of growth should never be to destroy that unity1 but to give it greater purpose1 nor to mar that symmetry1 but to make it more symmetrical2 while the completeness of the early structure should be merged in the yet greater completeness of the later development4 ,garden ,city is not only planned1 but it is planned with a view to the very latest of modern requirements2#ab and it is obviously always easier1 and usually far more economical and completely satisfactory1 to make out of fresh material a new instrument than to patch up and alter an old one4 ,this element of economy will be perhaps best dealt with by a concrete illustration1 and one of a very striking nature at once presents itself4 ,in ,london the question of building a new street between ,holborn and the ,strand has been for many years under consideration1 and at length a scheme is being carried out1 imposing an enormous cost on the people of ,london4 8,every such change in the street geography of ,london displaces thousands of the poor0--,i quote from the ,daily ,chronicle of ,july #f1 #ahih--8;and for many years all public or quasi-public schemes have been charged with the liability to re-house as many of them as possible4 ,this is as it should be2 but the difficulty begins when the public is asked to face the music and pay the bill4 ,in the present case some three thousand souls of the working population have to be turned out4 ,after some searching of heart1 it is decided that most of them are so closely tied to the spot by their employment that it would be a hardship to send them more than a mile away4 ,the result1 in cash1 is that ,london must spend in re-housing them about #ajj a head--or #cjj1jjj in all4 ,as to those who cannot fairly be asked to go even a mile away--hangers-on to the market1 or others tethered to the spot--the cost will be even higher4 ,they will require to have parcels of the precious land cleared by the great scheme itself1 and the result of that will be to house them at the handsome figure of #bfj a-piece1 or some #a1djj for every family of five or six4 ,financial statements convey little to the ordinary mind4 ,let us make it a little more intelligible4 ,a sum of #a1djj means1 in the house market1 a rental of nearly #ajj a year4 ,it would buy an excellent1 in fact a sumptuous1 house and garden at ,hampstead1 such as the better middle-class delight in4 ,it would purchase anywhere in the nearer suburbs such houses as men with #a1jjj a year inhabit4 ,if one went further afield1 to the new neighbourhoods which the ,city clerk can easily reach by rail1 a #a1djj house represents actual magnificence40 ,but on what scale of comfort will the poor ,covent ,garden labourer with a wife and four children live8 ,the #a1djj will by no means represent a fair standard of comfort1 to say nothing of magnificence4 8,he will live in three rooms sufficiently small in a block at least three storeys high40 ,contrast this with what might be done on a new area1 by carefully planning a bold scheme at the outset4 ,streets of greater width than this new street would be laid out and constructed at a mere fraction of the cost1 while a sum of #a1djj1 instead of providing #a family with 8three rooms sufficiently small in blocks at least three storeys high10 would provide #g families in ,garden ,city with a comfortable six-roomed cottage each1 and with a nice little garden2 and1 manufacturers being concurrently induced to build on the sites set apart for them1 each breadwinner would be placed within easy walking distance of his work4 ,there is another modern need which all towns and cities should be designed to meet--a need which has arisen with the evolution of modern sanitation1 and which has of recent years been accentuated by the rapid growth of invention4 ,subways for sewerage and surface drainage1 for water1 gas1 telegraph and telephone wires1 electric lighting wires1 wires for conveying motive power1 pneumatic tubes for postal purposes1 have come to be regarded as economic if not essential4 ,but if they would be a source of economy in an old city1 how much more so in new ones2 for on a clean sheet it will be easy to use the very best appliances for their construction1 and to avail ourselves to the fullest extent of the ever-growing advantages which they possess as the number of services which they accommodate increases4 ,before the subways can be constructed1 trenches somewhat wide and deep must be excavated4 ,in making these the most approved excavating machinery could be employed4 ,in old towns this might be very objectionable1 if not1 indeed1 quite impossible4 ,but here1 in ,garden ,city1 the steam navvy would not make its appearance in the parts where people were living1 but where they were coming to live after its work in preparing the way had been completed4 ,what a grand thing it would be if the people of ,england could1 by an actual illustration under their very eyes1 be convinced that machinery can be so used as to confer not only an ultimate national benefit1 but a direct and immediate advantage1 and that not only upon those who actually own it or use it1 but on others who are given work by its magic aid4 ,what a happy day it would be for the people of this country1 and of all countries1 if they could learn1 from practical experience1 that machinery can be used on an extended scale to give employment as well as to take it away--to implace labour as well as to displace it--to free men as well as to enslave them4 ,there will be plenty of work to be done in ,garden ,city4 ,that is obvious4 ,it is also obvious that1 until a large number of houses and factories are built1 many of these things cannot be done1 and that the faster the trenches are dug1 the subways finished1 the factories and the houses built1 and the light and the power turned on1 the sooner can this town1 the home of an industrious and a happy people1 be built1 and the sooner can others start the work of building other towns1 not like it1 but gradually becoming as much superior to it as our present locomotives are to the first crude attempts of the pioneers of mechanical traction4 ,we have now shown four cogent reasons why a given revenue should1 in ,garden ,city1 yield vastly greater results than under ordinary conditions4 7#a7 ,that no 8landlord's rent0 or interest in respect of freeholds would be payable other than the small amount which has been already provided for in estimating net revenue4 7#b7 ,that the site being practically clear of buildings and other works1 but little expenditure would be incurred in the purchase of such buildings1 or compensation for business-disturbance1 or legal and other expenses in connection therewith4 7#c7 ,the economy arising out of a definite plan1 and one in accordance with modern needs and requirements1 thus saving those items of expenditure which are incurred in old cities as it is sought to bring them into harmony with modern ideas4 7#d7 ,the possibility1 as the whole site will be clear for operations1 of introducing machinery of the very best and most modern type in road-making and other engineering operations4 ,there are other economies which will become apparent to the reader as he proceeds1 but1 having cleared the ground by discussing general principles1 we shall be better prepared to discuss the question as to the sufficiency of our estimates in another chapter4 ,,footnotes3 #i ,see note on page #ba4 #aj ,see ,report1 ,london ,school ,board1 #fth ,may1 #ahig1 p4 #adhj4 #aa ,no one is1 of course1 better aware of this possibility than the ,professor himself4 7,see 8,principles of ,economics10 7#bnd ed47 ,book v41 ,chap4 x4 and xiii47 #ab 8,london has grown up in a chaotic manner1 without any unity of design1 and at the chance discretion of any persons who were fortunate enough to own land as it came into demand at successive periods for building operations4 ,sometimes a great landlord laid out a quarter in a manner to tempt the better class of residents by squares1 gardens1 or retired streets1 often cut off from through traffic by gates and bars2 but even in these cases ,london as a whole has not been thought of1 and no main arteries have been provided for4 ,in other and more frequent cases of small landowners1 the only design of builders has been to crowd upon the land as many streets and houses as possible1 regardless of anything around them1 and without open spaces or wide approaches4 ,a careful examination of a map of ,london shows how absolutely wanting in any kind of plan has been its growth1 and how little the convenience and wants of the whole population or the considerations of dignity and beauty have been consulted40--,right ,hon4 ,g4 ,j4 ,shaw-,lefevre1 ,new ,review1 #ahia1 p4 #dce4 ,,chapter ,v4 ,,further ,,details ,,of ,,expenditure ,,on ,,garden ,,city4 ,to make this chapter interesting to the general reader would be difficult1 perhaps impossible2 but if carefully studied1 it will1 ,i think1 be found to abundantly establish one of the main propositions of this book--that the rate-rent of a well-planned town1 built on an agricultural estate1 will amply suffice for the creation and maintenance of such municipal undertakings as are usually provided for out of rates compulsorily levied4 ,the net available revenue of ,garden ,city1 after payment of interest on debentures and providing a sinking fund for the landed estate1 has been already estimated at #ej1jjj per annum 7see ,chap4 iii41 page #db74 ,having1 in the fourth chapter1 given special reasons why a given expenditure in ,garden ,city would be unusually productive1 ,i will now enter into fuller details1 so that any criticism which this book may elicit1 having something tangible to deal with1 may be the more valuable in preparing the ground for an experiment such as is here advocated4 ---------------------------------------- ------------------------------ ,,expenditure4 ---------------------------------------- ----------------------------- ,on ,maintenance and ,on ,capital ,working ,account4 ,expenses4 ---------------------------------------- ----------------------------- 7,see ,note ,a7 #be ,miles road 7city7 at #d1jjj a mile #ajj1jjj #b1ejj 7 ,b7 #f miles additional roads1 country estate at #a1bjj #g1bjj #cej 7 ,c7 ,circular railway and bridges1 #e-a_/b miles at #c1jjj #af1ejj #a1ejj 7 ,d7 ,schools for #f1djj 7maintenance children1 or #a_/e of the only7 total population1 at #ab per school place for capital account1 and #c maintenance1 etc4 #gf1hjj #ai1bjj 7 ,e7 ,town ,hall #aj1jjj #b1jjj 7 ,f7 ,library #aj1jjj #fjj 7 ,g7 ,museum #aj1jjj #fjj 7 ,h7 ,parks1 #bej acres at #ej #ab1ejj #a1bej 7 ,i7 ,sewage disposal #bj1jjj #a1jjj ------------------------------ #bfc1jjj #bi1jjj ------------------------------ 7 ,k7 ,interest on #bfc1jjj at #d-a_/b per cent4 #aa1hce 7 ,l7 ,sinking ,fund to provide for extinction of debt in #cj years #d1dhj 7 ,m7 ,balance available for rates levied by local bodies within the area of which the estate is situated #d1fhe --------------- #ej1jjj ---------------------------------------- ------------------------------- ,besides the above expenditure1 a considerable outlay would be incurred in respect of markets1 water supply1 lighting1 tramways1 and other revenue-yielding undertakings4 ,but these items of expenditure are almost invariably attended with considerable profits1 which go in aid of rates4 ,no calculation1 therefore1 need be made in respect of these4 ,i will now deal separately with most of the items in the above estimate4 ,a4 ,roads and ,streets4 ,the first point to be observed under this head is that the cost of making new streets to meet the growth of population is generally not borne by the ground landlord nor defrayed out of the rates4 ,it is usually paid by the building-owner before the local authorities will consent to take the road over as a free gift4 ,it is obvious1 therefore1 that the greater part of the #ajj1jjj might be struck out4 ,experts will also not forget that the cost of the road sites is elsewhere provided for4 ,in considering the question of the actual sufficiency of the estimate1 they will also remember that of the boulevards one-half and of the streets and avenues one-third may be regarded as in the nature of park1 and the cost of laying out and maintenance of these portions of the roads is dealt with under the head 8,parks40 ,they will also note that road-making materials would probably be found near at hand1 and that1 the railway relieving the streets of most of the heavy traffic1 the more expensive methods of paving need not be resorted to4 ,the cost1 #d1jjj per mile1 would1 however1 be doubtless inadequate if subways are constructed1 as probably they ought to be4 ,the following consideration1 however1 has led me not to estimate for these4 ,subways are1 where useful1 a source of economy4 ,the cost of maintaining roads is lessened1 as the continual breaking-up for laying and repairing of water1 gas1 and electric mains is avoided1 while any waste from leaky pipes is quickly detected1 and thus the subways pay4 ,their cost should1 therefore1 be debited rather to cost of water1 gas1 and electric supplies1 and these services are almost invariably a source of revenue to the ,company or ,corporation which constructs them4 ,b4 ,country ,roads4 ,these roads are only #dj feet wide1 and #a1bjj a mile is ample4 ,the cost of sites has in this case to be defrayed out of estimate4 ,c4 ,circular ,railway and ,bridges4 ,the cost of site is elsewhere provided for 7see p4 #dj74 ,the cost of maintenance does not1 of course1 include working expenses1 locomotives1 etc4 ,to cover these a charge based on cost might be made to traders using the line4 ,it should also be noticed that1 as in the case of roads1 by showing that the expense of this undertaking could be defrayed out of the rate-rent1 ,i am proving more than ,i undertook to prove4 ,i am proving that the rate-rent is sufficient to provide for landlords' rent1 for such purposes as are usually defrayed out of rent1 and also for greatly extending the area of municipal activity4 ,it may here be well to point out that this circle railway not only will save the trader the expense of carting to and from his warehouse or factory1 but will enable him to claim a rebate from the railway company4 ,section #d of the ,railway and ,canal ,tariff ,act1 #ahid1 enacts3 8,whenever merchandise is received or delivered by a railway company at any siding or branch railway not belonging to the company1 and a dispute arises between the railway company and the consignor or consignee of such merchandise1 as to any allowance or rebate from the rates charged to such consignor or consignee1 in respect that the railway company does not provide station accommodation or perform terminal services1 the ,railway and ,canal ,commissioners shall have jurisdiction to hear and determine what1 if any1 is a just and reasonable allowance or rebate40 ,d4 ,schools4 ,this estimate of #ab per school place represents what was only a few years ago 7#ahib7 the average cost per child of the ,london ,school ,board for building1 architect1 and clerk of the works1 and for furniture and fittings2 and no one can doubt that buildings greatly superior to those in ,london could be obtained for this sum4 ,the saving in sites has been already dealt with1 but it may be remarked that in ,london the cost per child for sites has been #f #aas #aj;d4 ,as showing how ample this estimate is1 it may be observed that the cost of schools which have been proposed to be built by a private company at ,eastbourne1 8with a view of keeping out the ,school ,board10 is estimated at #b1ejj for #djj places1 or but little more than half the sum per school place provided in the estimate for ,garden ,city4 ,the cost of maintenance1 #c per head1 is probably sufficient1 in view of the fact that the 8expenditure per scholar in actual average attendance0 in ,england and ,wales1 as given in the ,report of the ,committee of ,council on ,education1 #ahif-ig1 c4 #hede1 is #b #aas4 #aa-a_/b;d4 ,it must be especially noticed1 too1 that the whole cost of education is1 in these estimates1 assumed to be borne by ,garden ,city1 though a considerable part would be1 in the ordinary course1 borne by the ,national ,exchequer4 ,the amount of income per scholar in actual average attendance in ,england and ,wales1 as given in the same report1 is #a #as4 #b;d4 as against a rate in ,garden ,city of #c4 ,so that ,i am again1 in the case of the schools1 as in the case of roads and circle railway1 proving more than ,i set out to prove4 ,e4 ,town ,hall and ,expenses of ,management4 ,it is to be noticed that the estimates of the various undertakings are intended to cover professional direction and supervision of architects1 engineers1 teachers1 etc4 ,the #b1jjj for maintenance and working expenses under this head is1 therefore1 intended to include only the salaries of town clerk and of officials other than those comprised under special heads1 together with incidental expenses4 ,f4 ,library1 and ,g4 ,museum4 ,the latter is usually and the former not infrequently elsewhere provided for out of funds other than rates4 ,so1 here again1 ,i am more than proving my case4 ,h4 ,parks and ,road ,ornamentation4 ,this item of cost would not be incurred until the undertaking was in a thoroughly sound financial condition1 and the park space for a considerable period might be a source of revenue as agricultural land4 ,further1 much of the park space would probably be left in a state of nature4 ,forty acres of this park space is road ornamentation1 but the planting of trees and shrubs would not entail great expense4 ,again1 a considerable part of the area would be reserved for cricket-fields1 lawn-tennis courts1 and other playgrounds1 and the clubs using public grounds might perhaps be called upon to contribute to the expense of keeping these in order1 as is customary elsewhere4 ,i4 ,sewage4 ,all that need be said on this subject has been said in ,chap4 i41 page #be1 and ,chap4 ii41 page #cb4 ,k4 ,interest4 ,the money to construct the public works with which we have been dealing is supposed to be borrowed at #d-a_/b per cent4 ,the question here arises--a question partly dealt with in ,chap4 iv4--what is the security for those who lend money on the 8,b0 debentures8 ,my answer is three-fold4 7#a7 ,those who advance money to effect any improvements on land have a security the safety of which is in reality largely determined by the effectiveness with which the money so advanced is spent2 and1 applying this truism1 ,i venture to say that1 for effectiveness of expenditure1 no money which the investing public has been for many years asked to subscribe for improvements of a like nature has an equal security1 whether it be measured by miles of road1 acres of park1 or numbers of school children well provided for4 7#b7 ,those who advance money to effect improvements on land have a security the safety of which is largely determined by the consideration1 aye or no1 are other and yet more valuable works to be simultaneously carried out by others at their own expense1 which other works are to become a security in respect of the first-mentioned advance2 and1 applying this second truism1 ,i say that1 as the money for effecting the public improvements here described would only be asked for as and when other improvements--factories1 houses1 shops1 etc4 7costing far more money than the public works necessary at any given period7--were about to be built or were in process of building1 the quality of the security would be a very high one4 7#c7 ,it is difficult to name a better security than that offered when money is to be expended in converting an agricultural estate into an urban1 and this of the very best known type4 ,that the scheme is in reality a #c per cent4 security1 and would in its later stages become so1 ,i entertain little doubt2 but ,i do not forget that1 though its points of novelty are the very elements which really make it secure1 they may not make it seem so1 and that those who are merely looking out for an investment may eye it with some distrust because of its novelty4 ,we shall have in the first instance to look to those who will advance money with somewhat mixed motives--public spirit1 love of enterprise1 and possibly1 as to some persons1 with a lurking belief that they will be able to dispose of their debentures at a premium1 as they probably will4 ,therefore1 ,i put down #d-a_/b per cent41 but if anyone's conscience prick him he may tender at #b or #b-a_/b1 or may even advance money without interest4 ,l4 ,sinking ,fund4 ,this sinking fund1 which provides for the extinction of the debt in thirty years1 compares most favourably with that usually provided by local bodies for works of so permanent a character4 ,the ,local ,government ,board frequently allows loans to be created with a sinking fund extending over much longer periods4 ,it is to be remembered also that an additional sinking fund for the landed estate has been already provided 7see ,chapter iv41 p4 #db74 ,m4 ,balance available for ,rates levied by ,local ,bodies within whose jurisdiction the estate is situated4 ,it will be seen that the whole scheme of ,garden ,city will make extremely few demands upon the resources of outside local authorities4 ,roads1 sewers1 schools1 parks1 libraries1 etc41 will be provided out of the funds of the new 8municipality10 and in this way the whole scheme will come to the agriculturists at present on the estate very much like 8a rate in aid02 for1 as rates are only raised for the purpose of public expenditure1 it follows that1 there being little or no fresh call upon the rates while the number of ratepayers is greatly increased1 the rate per head must fall4 ,i do not1 however1 forget that there are some functions which such a voluntary organisation as ,garden ,city could not take over1 such as the police and the administration of the poor-law4 ,as to the latter1 it is believed that the whole scheme will in the long run make such rates unnecessary1 as ,garden ,city will provide1 at all events from the time when the estate has been fully paid for1 pensions for all its needy old citizens4 ,meantime and from the very outset it is doing its full share of charitable work4 ,it has allotted sites of #cj acres for various institutions1 and at a later stage will doubtless be prepared to assume the whole cost of maintaining them4 ,with regard to police rates1 it is not believed that these can be largely increased by the coming into the town of #cj1jjj citizens1 who1 for the most part1 will be of the law-abiding class2 for1 there being but one landlord1 and this the community1 it will not be difficult to prevent the creation of those surroundings which make the intervention of the police so frequently necessary4 7,see ,chapter vii47 99 99 99 99 99 ,i have1 ,i think1 now fully established my contention that the rate-rent which would be willingly offered by the tenants of ,garden ,city1 in respect of the advantages afforded them1 would be amply sufficient1 7#a7 to pay landlord's rent in the form of interest on debentures2 7#b7 to provide a sinking fund for the entire abolition of landlord's rent2 and 7#c7 to provide for the municipal needs of the town without recourse to any ,act of ,parliament for the enforcement of rates--the community depending solely on the very large powers it possesses as a landlord4 ,n4 ,revenue-bearing ,expenditure4 ,if the conclusion already arrived at--that the experiment advocated affords an outlet for an extremely effective expenditure of labour and capital--is sound in regard to objects the cost of which is usually defrayed out of rates1 that conclusion must1 ,i think1 be equally sound in regard to tramways1 lighting1 water-supply1 and the like1 which1 when carried on by municipalities1 are usually made a source of revenue1 thus relieving the rate-payer by making his rates lighter4#ac ,and as ,i have added nothing to the proposed revenue for any prospective profits on such undertakings1 ,i do not propose to make any estimate of expenditure4 ,,footnote3 #ac 8,birmingham rates are relieved to the extent of #ej1jjj a year out of profits on gas4 ,the ,electrical ,committee of ,manchester has promised to pay #aj1jjj this year to the city fund1 in relief of rates out of a net profit of over #af1jjj40--;,daily ,chronicle1 #ith ,june1 #ahig4 ,,chapter ,,vi4 ,,administration4 ,i have in the #dth and #eth chapters dealt with the fund at the disposal of the ,board of ,management1 and have endeavoured to show1 and ,i believe with success1 that the rate-rents collected by the trustees in their capacity of landlords of the towns will suffice1 7#a7 to provide interest on the debentures with which the estate is purchased1 7#b7 to provide a sinking fund which will at a comparatively early date leave the community free from the burden of interest on such debentures1 and 7#c7 to enable the ,board of ,management to carry on such undertakings as are elsewhere1 for the most part1 carried out by means of rates compulsorily levied4 ,a most important question now arises regarding the extent to which municipal enterprise is to be carried1 and how far it is to supersede private enterprise4 ,we have already by implication stated that the experiment advocated does not involve1 as has been the case in so many social experiments--the complete municipalisation of industry and the elimination of private enterprise4 ,but what principle is to guide us in determining the line which shall separate municipal from private control and management8 ,mr4 ,joseph ,chamberlain has said3 8,the true field for municipal activity is limited to those things which the community can do better than the individual40 ,precisely1 but that is a truism1 and does not carry us one whit further1 for the very question at issue is as to what those things are which the community can do better than the individual2 and when we seek for an answer to this question we find two directly conflicting views--the view of the socialist1 who says3 ,every phase of wealth-production and distribution can be best performed by the community2 and the view of the individualist1 who contends these things are best left to the individual4 ,but probably the true answer is to be found at neither extreme1 is only to be gained by experiment1 and will differ in different communities and at different periods4 ,with a growing intelligence and honesty in municipal enterprise1 with greater freedom from the control of the ,central ,government1 it may be found--especially on municipally-owned land--that the field of municipal activity may grow so as to embrace a very large area1 and yet the municipality claim no rigid monopoly and the fullest rights of combination exist4 ,bearing this in mind1 the municipality of ,garden ,city will1 at the outset1 exercise great caution1 and not attempt too much4 ,the difficulty of raising the necessary funds with which to carry on municipal undertakings would be greatly increased if the ,board of ,management attempted to do everything2 and1 in the prospectus to be ultimately issued1 a clear statement will be made of what the ,corporation undertakes to do with the moneys entrusted to it1 and this will at first embrace little more than those things which experience has proved municipalities can perform better than individuals4 ,tenants1 too1 will1 it is obvious1 be far more ready to offer adequate 8rate-rents0 if they are given distinctly to understand to what purpose those 8rate-rents0 are to be devoted1 and after those things are done1 and done well1 little difficulty will be placed in the way of further appropriate extensions of the field of municipal enterprise4 ,our answer1 then1 to the question1 what field is to be covered by municipal enterprise1 is this4 ,its extent will be measured simply by the willingness of the tenants to pay rate-rents1 and will grow in proportion as municipal work is done efficiently and honestly1 or decline as it is done dishonestly or inefficiently4 ,if1 for example1 the tenants find that a very small additional contribution1 recently made in the shape of 8rate-rent10 has enabled the authorities to provide an excellent supply of water for all purposes1 and they are convinced that so good a result at so small a cost would not have been achieved through the agency of any private undertaking working for a profit1 they will naturally be willing and even anxious that further hopeful-looking experiments in municipal work should be undertaken4 ,the site of ,garden ,city may1 in this respect1 be compared with ,mr4 and ,mrs4 ,boffin's famous apartment1 which1 the reader of ,dickens will remember1 was furnished at one end to suit the taste of ,mrs4 ,boffin1 who was 8a dab at fashion10 while at the other end it was furnished to conform to the notions of solid comfort which so gratified ,mr4 ,boffin1 but with the mutual understanding between the parties that if ,mr4 ,b4 should get by degrees to be 8a high-flyer0 at fashion1 then ,mrs4 ,b4's carpet would gradually 8come for'arder10 whilst if ,mrs4 ,b4 should become 8less of a dab at fashion10 ,mrs4 ,b4's carpet would 8go back'arder40 ,so1 in ,garden ,city1 if the inhabitants become greater 8dabs0 at co-operation1 the municipality will 8come for'arder02 if they become less 8dabs0 at co-operation1 the municipality will 8go back'arder02 while the relative number of positions occupied by municipal workers and non-municipal workers at any period will very fairly reflect the skill and integrity of the public administration and the degree of value which is therefore associated with municipal effort4 ,but the municipality of ,garden ,city1 besides setting its face against any attempt to embark upon too large a field of enterprise1 will so frame its constitution that the responsibility for each branch of the municipal service will be thrown directly upon the officers of that branch and not be practically lost sight of because loosely thrown upon the larger central body--a plan which makes it difficult for the public to perceive where any leakage or friction may be taking place4 ,the constitution is modelled upon that of a large and well-appointed business1 which is divided into various departments1 each department being expected to justify its own continued existence--its officers being selected1 not so much for their knowledge of the business generally as for their special fitness for the work of their department4 ,,the ,,board ,,of ,,management consists of-- 7#a7 ,the ,central ,council4 7#b7 ,the ,departments4 ,,the ,,central ,,council 7see ,diagram #e74 ,in this council 7or its nominees7 are vested the rights and powers of the community as sole landlord of ,garden ,city4 ,into its treasury are paid 7after provision has been made for landlord's rent and sinking fund7 all rate-rents received from its tenants1 as well as the profits derived from its various municipal undertakings1 and these1 we have seen1 are amply sufficient to discharge all public burdens without any resort to the expedient of compulsory rates4 ,the powers possessed by the ,central ,council are1 it may be noticed in passing1 more ample than those possessed by other municipal bodies1 for whilst most of these enjoy only such powers as are expressly conferred on them by ,acts of ,parliament1 the ,central ,council of ,garden ,city exercises on behalf of the people those wider rights1 powers and privileges which are enjoyed by landlords under the common law4 ,the private owner of land can do with his land and with the revenue he derives from it what he pleases so long as he is not a nuisance to his neighbour2 while1 on the other hand1 public bodies which acquire land or obtain power to levy rates by ,acts of ,parliament1 can only use that land or spend those rates for such purposes as are expressly prescribed by those ,acts4 ,but ,garden ,city is in a greatly superior position1 for1 by stepping as a quasi public body into the rights of a private landlord1 it becomes at once clothed with far larger powers for carrying out the will of the people than are possessed by other local bodies1 and thus solves to a large extent the problem of local self-government4 ,but the ,central ,council1 though possessing these large powers1 delegates many of them1 for convenience of administration1 to its various departments1 retaining1 however1 responsibility for-- 7#a7 ,the general plan on which the estate is laid out4 7#b7 ,the amount of money voted to each of the various spending departments1 as schools1 roads1 parks1 etc4 7#c7 ,such measure of oversight and control of the departments as is necessary to preserve a general unity and harmony1 but no more4 ,,the ,,departments4 ,these are divided into various groups--for example3 7,a7 ,public ,control4 7,b7 ,engineering4 7,c7 ,social ,purposes4 ,,group ,a1 ,,public ,,control4 ,this group may consist of the following sub-groups3 ,finance4 ,assessment4 ,law4 ,inspection4 ,finance4 ,into this department are paid1 after making provision for landlord's rent and sinking fund1 all rate-rents2 and out of it the necessary sums for the various departments are voted by the ,central ,council4 ,assessment4 ,this department receives all applications from would-be tenants1 and fixes the rate-rent to be paid--such rate-rents not1 however1 being fixed arbitrarily by the department1 but upon the essential principle adopted by other ,assessment ,committees--the really determining factor being the rate-rent which an average tenant is found willing to pay4#ad ,law4 ,this department settles the terms and conditions under which leases shall be granted1 and the nature of the covenants to be entered into by and with the ,central ,council4 ,inspection4 ,this department carries out such reasonable duties in relation to inspection as the municipality1 in its capacity of landlord1 may with the tenants of the municipality mutually agree upon4 ,,group ,b1 ,,engineering4 ,this group may consist of the following departments--some of which would be later creations4 ,roads4 ,subways4 ,sewers4 ,tramways4 ,municipal ,railway4 ,public ,buildings 7other than schools74 ,park and open spaces4 ,drainage4 ,canals4 ,irrigation4 ,water-supply4 ,motive-power ,lighting4 ,messages4 ,,group ,c1 ,,social ,,and ,,educational4 ,this group is also divided into various departments1 dealing with3-- ,education4 ,libraries4 ,baths and ,wash-houses4 ,music4 ,recreation4 ,election of ,members of ,board of ,management4 ,members 7who may be men or women7 are elected by the rate-renters to serve on one or more departments1 and the ,chairmen and ,vice-,chairmen of the departments constitute the ,central ,council4 ,under such a constitution it is believed that the community would have the readiest means of rightly estimating the work of its servants1 and1 at election times1 would have clear and distinct issues brought before it4 ,the candidates would not be expected to specify their views upon a hundred and one questions of municipal policy upon which they had no definite opinions1 and which would probably not give rise within their term of office to the necessity for recording their votes1 but would simply state their views as to some special question or group of questions1 a sound opinion upon which would be of urgent importance to the electors1 because immediately connected with the welfare of the town4 ,,footnote3 #ad ,this individual is known to ,assessment ,committees under the name of the 8hypothetical tenant40 ,,chapter ,,vii4 ,,semi-,,municipal ,,enterprise--,,local ,,option--,,temperance ,,reform4 ,in the last chapter we saw that no line could be sharply drawn between municipal and individual enterprise1 so that one could definitely say of one or the other1 8,hitherto shalt thou come1 but no further02 and this ever-changing character of the problem can be usefully illustrated in our examination of the industrial life of ,garden ,city by reference to a form of enterprise there carried on which is neither distinctly municipal nor distinctly individualistic1 but partaking1 as it does1 of the character of both1 may be termed 8semi-municipal40 ,among the most reliable sources of revenue possessed by many of our existing municipalities are their so-called 8public markets40 ,but it is important to notice that these markets are by no means public in the same full sense as are our public parks1 libraries1 water undertakings1 or those numerous other branches of municipal work which are carried on upon public property1 by public officials1 at the public expense1 and solely with a view to the public advantage4 ,on the contrary1 our so-called 8public markets0 are1 for the most part1 carried on by private individuals1 who pay tolls for the parts of the buildings which they occupy1 but who are not1 except on a few points1 controlled by the municipality1 and whose profits are personally enjoyed by the various dealers4 ,markets may1 therefore1 be fitly termed semi-municipal enterprises4 ,it would1 however1 have been scarcely necessary to touch on this question1 but that it naturally leads up to the consideration of a form of semi-municipal enterprise which is one of the characteristic features of ,garden ,city4 ,this is to be found in the ,crystal ,palace1 which1 it will be remembered1 is a wide arcade1 skirting the ,central ,park1 in which the most attractive wares on sale in ,garden ,city are exhibited1 and1 this being a winter garden as well as the great shopping centre1 is one of the most favourite resorts of the townspeople4 ,the business at the shops is carried on1 not by the municipality1 but by various individuals and societies1 the number of traders being1 however1 limited by the principle of local option4 ,the considerations which have led to this system arise out of the distinction between the cases on the one hand of the manufacturers1 and on the other of the distributive societies and shopkeepers who are invited to the town4 ,thus1 for example3--,in the case of the manufacturer1 say1 of boots1 though he may be glad of the custom of the people of the town1 he is by no means dependent on it2 his products go all over the world2 and he would scarcely wish that the number of boot manufacturers within the area should be specially limited4 ,he would1 in fact1 lose more than he would gain by restrictions of this kind4 ,a manufacturer frequently prefers to have others carrying on the same trade in his vicinity2 for this gives him a larger choice of skilled workmen or workwomen1 who themselves desire it also1 because it gives them a larger range of employers4 ,but in the case of shops and stores the case is entirely different4 ,an individual or a society proposing to open in ,garden ,city1 say a drapery store1 would be most anxious to know what1 if any1 arrangements were to be made for limiting the number of his competitors1 for he would depend almost entirely on the trade of the town or neighbourhood4 ,indeed it frequently happens that a private landlord1 when laying out a building estate1 makes arrangements with his shopkeeping tenants designed to prevent them from being swamped by others in the same trade starting on his estate4 ,the problem1 therefore1 seems to be how to make such suitable arrangements as will at once-- 7#a7 ,induce tenants of the shopkeeping class to come and start in business1 offering to the community adequate rate-rents4 7#b7 ,prevent the absurd and wasteful multiplication of shops referred to in the note at the foot of page #ha4 7#c7 ,secure the advantages usually gained 7or supposed to be7 by competition--such as low prices1 wide range of choice1 fair dealing1 civility1 etc4 7#d7 ,avoid the evils attending monopoly4 ,all these results may be secured by a simple expedient1 which will have the effect of converting competition from an active into a latent force to be brought into play or held in reserve4 ,it is1 as we have said1 an application of the principle of local option4 ,to explain3--,garden ,city is the sole landlord1 and it can grant to a proposed tenant--we will suppose a co-operative society or an individual trader in drapery or fancy goods--a long lease of a certain amount of space in the ,grand ,arcade 7,crystal ,palace71 at a certain annual rate-rent2 and it can say1 in effect1 to its tenant1 8,that site is the only space in that ward which we for the present intend to let to any tenant engaged in your trade4 ,the ,arcade is1 however1 designed to be not only the great shopping centre of the town and district1 and the permanent exhibition in which the manufacturers of the town display their wares1 but a summer and winter garden4 ,the space this ,arcade covers will1 therefore1 be considerably greater than is actually required for the purposes of shops or stores1 if these are kept within reasonable limits4 ,now1 so long as you give satisfaction to the people of the town1 none of the space devoted to these recreative purposes will be let to anyone engaged in your calling4 ,it is necessary1 however1 to guard against monopoly4 ,if1 therefore1 the people become dissatisfied with your methods of trading1 and desire that the force of competition shall be actively brought into play against you1 then1 on the requisition of a certain number1 the necessary space in the ,arcade will be allotted by the municipality to some one desirous of starting an opposition store40 ,under this arrangement it will be seen the trader will depend upon the good-will of his customers4 ,if he charges prices which are too high2 if he misrepresents the quality of his goods2 if he does not treat his employees with proper consideration in regard to hours of labour1 wages1 or other matters1 he will run a great risk of losing the good-will of his customers1 and the people of the town will have a method of expressing their sentiments regarding him which will be extremely powerful2 they will simply invite a new competitor to enter the field4 ,but1 on the other hand1 as long as he perform his functions wisely and well1 his good-will resting on the solid basis of the good-will of his customers1 he will be protected4 ,his advantages are1 therefore1 enormous4 ,in other towns a competitor might enter the field against him at any moment without warning1 perhaps at the very time when he had purchased some expensive goods1 which1 unless sold during the season1 could only be realised at an enormous sacrifice4 ,in ,garden ,city1 on the other hand1 he has full notice of his danger--time to prepare for it and even to avert it4 ,besides1 the members of the community1 except for the purpose of bringing a trader to reason1 will not only have no interest in bringing a competitor into the field1 but their interests will be best served by keeping competition in the background as long as possible4 ,if the fire of competition is brought to bear upon a trader1 they must suffer with him4 ,they will lose space they would far rather see devoted to some other purpose--they will be bound to pay higher prices than those at which the first trader could supply them if he would1 and they will have to render municipal services to two traders instead of to one1 while the two competitors could not afford to pay so large a sum in rate-rent as could the original trader4 ,for in many cases the effect of competition is to make a rise in price absolutely necessary4 ,thus1 ,a4 has a trade of #ajj gallons of milk a day1 and can1 we will suppose1 pay his expenses1 earn a bare living1 and supply his customers with milk1 say1 at #d;d4 a quart4 ,but if a competitor enters the field1 then ,a4 can only sell milk and water at #d;d4 a quart if he is to continue to pay his way4 ,thus the competition of shopkeepers absolutely tends not only to ruin the competitors1 but to maintain and even to raise prices1 and so to lower real wages4#ae ,under this system of local option it will be seen that the tradesmen of the town--be they co-operative societies or individuals--would become1 if not strictly or technically so1 yet in a very real sense1 municipal servants4 ,but they would not be bound up in the red-tape of officialism1 and would have the fullest rights and powers of initiation4 ,it would not be by any literal conformity to cast-iron and inflexible rules1 but by their skill and judgment in forecasting the wishes and in anticipating the tastes of their constituents1 as well as by their integrity and courtesy as business men and women1 that they would win and maintain their good-will4 ,they would run certain risks1 as all tradesmen must1 and in return they would be paid1 not of course in the form of salary1 but in profits4 ,but the risks they would run would be far less than they must be where competition is unchecked and uncontrolled1 while their annual profits in proportion to capital invested might also be greater4 ,they might even sell considerably below the ordinary rate prevailing elsewhere1 but yet1 having an assured trade and being able very accurately to gauge demand1 they might turn their money over with remarkable frequency4 ,their working expenses1 too1 would be absurdly small4 ,they would not have to advertise for customers1 though they would doubtless make announcements to them of any novelties2 but all that waste of effort and of money which is so frequently expended by tradesmen in order to secure customers or to prevent their going elsewhere1 would be quite unnecessary4 ,and not only would each trader be in a sense a municipal servant1 but those in his employ would be also4 ,it is true such a trader would have the fullest right to engage and dismiss his servants2 but if he acted arbitrarily or harshly1 if he paid insufficient wages1 or treated his employees inconsiderately1 he would certainly run the risk of losing the good-will of the majority of his customers1 even although in other respects he might prove himself an admirable public servant4 ,on the other hand1 if the example were set of profit-sharing1 this might grow into a custom1 and the distinction between master and servant would be gradually lost in the simple process of all becoming co-operators4#af ,this system of local option as applied to shopkeeping is not only business-like1 but it affords an opportunity for the expression of that public conscience against the sweater which is now being stirred1 but which scarcely knows how to effectually respond to the new impulse4 ,thus there was established in ,london some years ago the ,consumers' ,league1 the object of which was not1 as its name might lead one to suspect1 to protect the consuming public against the unscrupulous producer1 but it was to protect the sweated1 over-driven producer against a consuming public over-clamorous for cheapness4 ,its aim was to assist such of the public as hate and detest the sweating system to avail themselves of the ,league's carefully compiled information1 so that they might be able to studiously avoid the products which had passed through sweaters' hands4 ,but such a movement as the ,consumers' ,league advocated could make but little headway without the support of the shopkeeper4 ,that consumer must be an uncommonly earnest opponent of sweating who insists upon knowing the source whence every article he purchases has come1 and a shopkeeper under ordinary circumstances would scarcely be disposed either to give such information or to guarantee that the goods he sold were produced under 8fair0 conditions2 while to establish shops in large cities1 which are already overcrowded with distributive agencies1 and to do this with the special object of putting down sweating1 is to court failure4 ,here in ,garden ,city1 however1 there will be a splendid opportunity for the public conscience to express itself in this regard1 and no shopkeeper will1 ,i hope1 venture to sell 8sweated goods40 ,there is another question with which the term 8local option0 is most closely associated which may be dealt with here4 ,i refer to the temperance question4 ,now it will be noticed that the municipality1 in its position of sole landlord1 has the power of dealing in the most drastic manner possible with the liquor traffic4 ,there are1 as is well known1 many landlords who will not permit a public-house to be opened on their estate1 and the landlord of ,garden ,city--the people themselves--could adopt this course4 ,but would this be wise8 ,i think not4 ,first1 such a restriction would keep away the very large and increasing class of moderate drinkers1 and would also keep away many of those who are scarcely moderate in their use of alcohol1 but as to whom reformers would be most anxious that they should be brought under the healthful influences which would surround them in ,garden ,city4 ,the public-house1 or its equivalent1 would1 in such a community1 have many competitors for the favour of the people2 while1 in large cities1 with few opportunities of cheap and rational enjoyment1 it has its own way4 ,the experiment1 as one in the direction of temperance reform1 would1 therefore1 be more valuable if the traffic were permitted under reasonable regulations than if it were stopped2 because1 while1 in the former case1 the effects in the direction of temperance would be clearly traceable to the more natural and healthy form of life1 if the latter course were adopted it could only prove1 what no one now denies1 that it may be possible1 by restrictive measures1 to entirely keep away the traffic from one small area while intensifying the evils elsewhere4 ,but the community would certainly take care to prevent the undue multiplication of licensed houses1 and it would be free to adopt any one of the various methods which the more moderate of temperance reformers suggest4 ,the municipal authorities might conduct the liquor traffic themselves1 and employ the profits in relief of rates4 ,there is1 however1 much force in the objection that it is not desirable that the revenue of a community should be so derived1 and1 therefore1 it might be better that the profits should be entirely applied to purposes which would compete with the traffic1 or in minimising its evil effects by establishing asylums for those affected with alcoholism4#ag ,on this subject1 as on all points involved1 ,i earnestly invite correspondence from those who have practical suggestions to offer2 and1 although the town is but a small one1 it would perhaps not be impracticable to test various promising suggestions in the different wards4 ,,footnotes3 #ae 8,it has been calculated by ,mr4 ,neale0 78,economics of ,co-operation07 8that there are #da1gce separate establishments for #bb of the principal retail trades in ,london4 ,if for each of these trades there were #fdh shops--that is #i to the square mile1 no one would have to go more than a quarter of a mile to the nearest shop4 ,there would be #ad1bef shops in all4 ,assuming that this supply would be sufficient1 there are in ,london #bea shops for every hundred that are really wanted4 ,the general prosperity of the country will be much increased when the capital and labour that are now wastefully employed in the retail trade are set free for other work40--8,economics of ,industry10 ,a4 and ,m4 ,p4 ,marshall1 ,chap4 ix41 sec4 #aj4 #af ,this principle of local option1 which is chiefly applicable to distributive callings1 is perhaps applicable to production in some of its branches4 ,thus bakeries and laundries1 which would largely depend upon the trade of the locality1 seem to present instances where it might with some caution be applied4 ,few businesses seem to require more thorough supervision and control than these1 and few have a more direct relation to health4 ,indeed1 a very strong case might be made out for municipal bakeries and municipal laundries1 and it is evident that the control of an industry by the community is a half-way house to its assumption of it1 should this prove desirable and practicable4 #ag ,since 8,to-,morrow0 was published1 various ,companies have been formed by the ,public ,house ,trust ,association1 #aaf ,victoria ,street1 ,westminster1 ,s4,w41 with the object of carrying on the trade on principles advocated by the ,bishop of ,chester4 ,a limited dividend of #e per cent4 is fixed2 all profits beyond are expended in useful public enterprises1 and the ,managers have no interest whatever in pushing the trade in intoxicating liquors4 ,it may be interesting also to observe that ,mr4 ,george ,cadbury1 in the ,deed of ,foundation of the ,bourneville ,trust1 provides for the complete restriction of the traffic at the outset4 ,but as a practical man1 he sees that as the ,trust grows 7and its power of growth is among its most admirable features7 it may be necessary to remove such complete restrictions4 ,and he provides that in that event 8all the net profits arising from the sale and co-operative distribution of intoxicating liquors shall be devoted to securing recreation and counter attractions to the liquor trade as ordinarily conducted40 ,,chapter ,,viii4 ,,pro-,,municipal ,,work4 ,there will be found in every progressive community societies and organisations which represent a far higher level of public spirit and enterprise than that possessed or displayed by such communities in their collective capacity4 ,it is probable that the government of a community can never reach a higher tone or work on a higher plane than the average sense of that community demands and enforces2 and it will greatly conduce to the well-being of any society if the efforts of its ,state or municipal organisations are inspired and quickened by those of its members whose ideals of society duty rise higher than the average4#ah ,and so it may be in ,garden ,city4 ,there will be discovered many opportunities for public service which neither the community as a whole1 nor even a majority of its members1 will at first recognise the importance of1 or see their way to embrace1 and which public services it would be useless1 therefore1 to expect the municipality to undertake2 but those who have the welfare of society at heart will1 in the free air of the city1 be always able to experiment on their own responsibility1 and thus quicken the public conscience and enlarge the public understanding4 ,the whole of the experiment which this book describes is indeed of this character4 ,it represents pioneer work1 which will be carried out by those who have not a merely pious opinion1 but an effective belief in the economic1 sanitary1 and social advantages of common ownership of land1 and who1 therefore1 are not satisfied merely to advocate that those advantages should be secured on the largest scale at the national expense1 but are impelled to give their views shape and form as soon as they can see their way to join with a sufficient number of kindred spirits4 ,and what the whole experiment is to the nation1 so may what we term 8pro-municipal0 undertakings be to the community of ,garden ,city or to society generally4 ,just as the larger experiment is designed to lead the nation into a juster and better system of land tenure and a better and more common-sense view of how towns should be built1 so are the various pro-municipal undertakings of ,garden ,city devised by those who are prepared to lead the way in enterprises designed to further the well-being of the town1 but who have not as yet succeeded in getting their plans or schemes adopted by the ,central ,council4 ,philanthropic and charitable institutions1 religious societies1 and educational agencies of various kinds occupy a very large part in this group of pro-municipal or pro-national agencies1 and these have been already referred to1 and their nature and purposes are well known4 ,but institutions which aim at the more strictly material side of well-being1 such as banks and building societies1 may be found here too4 ,just as the founders of the ,penny ,bank paved the way for the ,post ,office ,savings ,bank1 so may some of those who study carefully the experiment of building up ,garden ,city see how useful a bank might be1 which1 like the ,penny ,bank1 aims not so much at gain for its founders as at the well-being of the community at large4 ,such a bank might arrange to pay the whole of its net profits or all its profits over a certain fixed rate1 into the municipal exchequer1 and give to the authorities of the town the option of taking it over should they be convinced of its utility and its general soundness4 ,there is another large field for pro-municipal activity in the work of building homes for the people4 ,the municipality would be attempting too much if it essayed this task1 at least at the outset4 ,to do so would be perhaps to depart too widely from the path which experience has justified1 however much might be said in favour of such a course on the part of a municipal body in command of ample funds4 ,the municipality has1 however1 done much to make the building of bright and beautiful homes for the people possible4 ,it has effectually provided against any over-crowding within its area1 thus solving a problem found insoluble in existing cities1 and it offers sites of ample size at an average rate of #f per annum for ground-rent and rates4 ,having done so much1 the municipality will pay heed to the warning of an experienced municipal reformer1 whose desire for the extension of municipal enterprise cannot be doubted 7,mr4 ,john ,burns1 ,m4,p41 ,l4,c4,c471 who has said3 8,a lot of work has been thrown upon the ,works ,committee of the ,london ,county ,council by councillors who are so anxious for its success that they would choke it by a burden of work40 ,there are1 however1 other sources to which the workers may look for means to build their own homes4 ,they may form building societies or induce co-operative societies1 friendly societies1 and trade unions to lend them the necessary money1 and to help them to organise the requisite machinery4 ,granted the existence of the true social spirit1 and not its mere letter and name1 and that spirit will manifest itself in an infinite variety of ways4 ,there are in this country--who can doubt it8--many individuals and societies who would be ready to raise funds and organise associations for assisting bodies of workmen secure of good wages to build their own homes on favourable terms4 ,a better security the lenders could scarcely have1 especially having regard to the ridiculously small landlord's rent paid by the borrowers4 ,certain it is that if the building of the homes for these workmen is left to speculative builders of a strongly-pronounced individualistic type1 and these reap golden harvests1 it will be the fault1 amongst others1 of those large organisations of working-men which now place their capital in banks1 whence it is withdrawn by those who with it 8exploit0 the very men who have placed it there4 ,it is idle for working-men to complain of this self-imposed exploitation1 and to talk of nationalising the entire land and capital of this country under an executive of their own class1 until they have first been through an apprenticeship at the humbler task of organising men and women with their own capital in constructive work of a less ambitious character--until they have assisted far more largely than they have yet done in building up capital1 not to be wasted in strikes1 or employed by capitalists in fighting strikers1 but in securing homes and employment for themselves and others on just and honourable terms4 ,the true remedy for capitalist oppression where it exists1 is not the strike of no work1 but the strike of true work1 and against this last blow the oppressor has no weapon4 ,if labour leaders spent half the energy in co-operative organisation that they now waste in co-operative disorganisation1 the end of our present unjust system would be at hand4 ,in ,garden ,city such leaders will have a fair field for the exercise of pro-municipal functions--functions which are exercised for the municipality1 though not by it--and the formation of building societies of this type would be of the greatest possible utility4 ,but would not the amount of capital required for the building of the dwelling-houses of a town of #cj1jjj be enormous8 ,some persons with whom ,i have discussed the question look at the matter thus4 ,so many houses in ,garden ,city at so many hundred of pounds a-piece1 capital required so much4#ai ,this is1 of course1 quite a mistaken way of regarding the problem4 ,let us test the matter thus4 ,how many houses have been built in ,london within the last ten years8 ,shall we say1 at the very roughest of guesses #aej1jjj1 costing on an average #cjj a-piece--to say nothing of shops1 factories1 and warehouses4 ,well1 that is #de1jjj1jjj4 ,was #de1jjj1jjj raised for this purpose8 ,yes1 certainly1 or the houses would not have been built4 ,but the money was not raised all at once1 and if one could recognise the actual sovereigns that were raised for the building of these #aej1jjj houses1 one would often find the very same coins turning up again and again4 ,so in ,garden ,city4 ,before it is completed1 there will be #e1ejj houses at1 say1 #cjj a-piece1 making #a1fej1jjj4 ,but this capital will not be raised all at once1 and here1 far more than in ,london1 the very same sovereigns would be employed in building many houses4 ,for observe1 money is not lost or consumed when it is spent4 ,it merely changes hands4 ,a workman of ,garden ,city borrows #bjj from a pro-municipal building society1 and builds a house with it4 ,that house costs him #bjj1 and the #bjj sovereigns disappear so far as he is concerned1 but they become the property of the brickmakers1 builders1 carpenters1 plumbers1 plasterers1 etc41 who have built his house1 whence those sovereigns would find their way into the pockets of the tradesmen and others with whom such workmen deal1 and thence would pass into the pro-municipal bank of the town1 when presently1 those #bjj identical sovereigns might be drawn out and employed in building another house4 ,thus there would be presented the apparent anomaly of two1 and then three1 and then four or more houses1 each costing #bjj1 being built with #bjj sovereigns4#bj ,but there is no real anomaly about it4 ,the coins1 of course1 did not build the houses in any of the supposed cases4 ,the coins were but the measure of value1 and like a pair of scales and weights1 may be used over and over again without any perceptible lessening of their worth4 ,what built the houses was really labour1 skill1 enterprise1 working up the free gifts of nature2 and though each of the workers might have his reward weighed out to him in coins1 the cost of all buildings and works in ,garden ,city must be mainly determined by the skill and energy with which its labours are directed4 ,still1 so long as gold and silver are recognised as the medium of exchange1 it will be necessary to use them1 and of great importance to use them skilfully--for the skill with which they are used1 or their unnecessary use dispensed with1 as in a banker's clearing house1 will have a most important bearing upon the cost of the town1 and upon the annual tax levied in the shape of interest on borrowed capital4 ,skill must be therefore directed to the object of so using coins that they may quickly effect their object of measuring one value1 and be set to work to measure another--that they may be turned over as many times as possible in the year1 in order that the amount of labour measured by each coin may be as large as possible1 and thus the amount represented by interest on the coins borrowed1 though paid at the normal or usual rate1 shall bear as small a proportion as possible to the amount paid to labour4 ,if this is done effectively1 then a saving to the community in respect of interest as great as the more easily demonstrated saving in landlord's rent may probably be effected4 ,and now the reader is asked to observe how admirably1 and1 as it were1 automatically1 a well-organised migratory movement to land held in common lends itself to the economic use of money1 and to the making of one coin serve many purposes4 ,money1 it is often said1 is 8a drug in the market40 ,like labour itself1 it seems enchanted1 and thus one sees millions in gold and silver lying idle in banks facing the very streets where men are wandering workless and penniless4 ,but here1 on the site of ,garden ,city1 the cry for employment on the part of those willing to work will no more be heard in vain4 ,only yesterday it may have been so1 but to-day the enchanted land is awake1 and is loudly calling for its children4 ,there is no difficulty in finding work--profitable work--work that is really urgently1 imperatively needed--the building of a home-city1 and1 as men hasten to build up this and the other towns which must inevitably follow its construction1 the migration to the towns--the old1 crowded1 chaotic slum-towns of the past--will be effectually checked1 and the current of population set in precisely the opposite direction--to the new towns1 bright and fair1 wholesome and beautiful4 ,,footnotes3 #ah 8,only a proportion of each in one society can have nerve enough to grasp the banner of a new truth1 and endurance enough to bear it along rugged and untrodden ways4444 ,to insist on a whole community being made at once to submit to the reign of new practices and new ideas which have just begun to commend themselves to the most advanced speculative intelligence of the time--this1 even if it were a possible process1 would do much to make life impracticable and to hurry on social dissolution4444 ,a new social state can never establish its ideas unless the persons who hold them confess them openly and give them an honest and effective adherence40--,mr4 ,john ,morley1 8,on ,compromise10 ,chap4 v4 #ai ,the position was so stated by ,mr4 ,buckingham in 8,national ,evils and ,practical ,remedies10 see ,chap4 x4 #bj ,a similar line of argument to this is very fully elaborated in a most able work entitled 8,the ,physiology of ,industry10 by ,mummery and ,hobson 7,mac,millan ,co474 ,,chapter ,,ix4 ,,some ,,difficulties ,,considered4 ,having now1 in a concrete rather than an abstract form1 stated the objects and purposes of our scheme1 it may be well to deal1 though somewhat briefly1 with an objection which may arise in the thought of the reader3 8,your scheme may be very attractive1 but it is but one of a great number1 many of which have been tried and have met with but little success4 ,how do you distinguish it from those8 ,how1 in the face of such a record of failure1 do you expect to secure that large measure of public support which is necessary ere such a scheme can be put into operation80 ,the question is a very natural one1 and demands an answer4 ,my reply is3 ,it is quite true that the pathway of experiment towards a better state of society is strewn with failures4 ,but so is the pathway of experiment to any result that is worth achieving4 ,success is1 for the most part1 built on failure4 ,as ,mrs4 ,humphrey ,ward remarks in 8,robert ,elsmere03 8,all great changes are preceded by numbers of sporadic1 and1 as the bystander thinks1 intermittent efforts40 ,a successful invention or discovery is usually a slow growth1 to which new elements are added1 and from which old elements are removed1 first in the thought of the inventor1 and subsequently in an outward form1 until at last precisely the right elements and no others are brought together4 ,indeed1 it may be truly said that if you find a series of experiments continued through many years by various workers1 there will eventually be produced the result for which so many have been industriously searching4 ,long-continued effort1 in spite of failure and defeat1 is the fore-runner of complete success4 ,he who wishes to achieve success may turn past defeat into future victory by observing one condition4 ,he must profit by past experiences1 and aim at retaining all the strong points without the weaknesses of former efforts4 ,to deal at all exhaustively here with the history of social experiments would be beyond the scope of this book2 but a few leading features may be noticed with a view of meeting the objection with which this chapter opens4 ,probably the chief cause of failure in former social experiments has been a misconception of the principal element in the problem--human nature itself4 ,the degree of strain which average human nature will bear in an altruistic direction has not been duly considered by those who have essayed the task of suggesting new forms of social organisation4 ,a kindred mistake has arisen from regarding one principle of action to the exclusion of others4 ,take ,communism1 for instance4 ,communism is a most excellent principle1 and all of us are ,communists in some degree1 even those who would shudder at being told so4 ,for we all believe in communistic roads1 communistic parks1 and communistic libraries4 ,but though ,communism is an excellent principle1 ,individualism is no less excellent4 ,a great orchestra which enraptures us with its delightful music is composed of men and women who are accustomed not only to play together1 but to practise separately1 and to delight themselves and their friends by their own1 it may be comparatively feeble1 efforts4 ,nay1 more3 isolated and individual thought and action are as essential1 if the best results of combination are to be secured1 as combination and co-operation are essential1 if the best results of isolated effort are to be gained4 ,it is by isolated thought that new combinations are worked out2 it is through the lessons learned in associated effort that the best individual work is accomplished2 and that society will prove the most healthy and vigorous where the freest and fullest opportunities are afforded alike for individual and for combined effort4 ,now1 do not the whole series of communistic experiments owe their failure largely to this--that they have not recognised this duality of principle1 but have carried one principle1 excellent enough in itself1 altogether too far8 ,they have assumed that because common property is good1 all property should be common2 that because associated effort can produce marvels1 individual effort is to be regarded as dangerous1 or at least futile1 some extremists even seeking to abolish altogether the idea of the family or home4 ,no reader will confuse the experiment here advocated with any experiment in absolute ,communism4 ,nor is the scheme to be regarded as a socialistic experiment4 ,socialists1 who may be regarded as ,communists of a more moderate type1 advocate common property in land and in all the instruments of production1 distribution1 and exchange--railways1 machinery1 factories1 docks1 banks1 and the like2 but they would preserve the principle of private ownership in all such things as have passed in the form of wages to the servants of the community1 with the proviso1 however1 that these wages shall not be employed in organised creative effort1 involving the employment of more than one person2 for all forms of employment with a view to remuneration should1 as the ,socialists contend1 be under the direction of some recognised department of the ,government1 which is to claim a rigid monopoly4 ,but it is very doubtful whether this principle of the ,socialist1 in which there is a certain measure of recognition of the individual side of man's nature as well as of his social side1 represents a basis on which an experiment can fairly proceed with the hope of permanent success4 ,two chief difficulties appear to present themselves4 ,first1 the self-seeking side of man--his too frequent desire to produce1 with a view to possessing for his own personal use and enjoyment2 and1 secondly1 his love of independence and of initiative1 his personal ambition1 and his consequent unwillingness to put himself under the guidance of others for the whole of his working day1 with little opportunity of striking out some independent line of action1 or of taking a leading part in the creation of new forms of enterprise4 ,now1 even if we pass over the first difficulty--that of human self-seeking--even if we assume that we have a body of men and women who have realised the truth that concerted social effort will achieve far better results in enjoyable commodities for each member of the community than can possibly be achieved by ordinary competitive methods--each struggling for himself--we have still the other difficulty1 arising out of the higher and not the lower nature of the men and women who are to be organised--their love of independence and of initiative4 ,men love combined effort1 but they love individual effort1 too1 and they will not be content with such few opportunities for personal effort as they would be allowed to make in a rigid socialistic community4 ,men do not object to being organised under competent leadership1 but some also want to be leaders1 and to have a share in the work of organising2 they like to lead as well as to be led4 ,besides1 one can easily imagine men filled with a desire to serve the community in some way which the community as a whole did not at the moment appreciate the advantage of1 and who would be precluded by the very constitution of the socialistic state from carrying their proposals into effect4 ,now1 it is at this very point that a most interesting experiment at ,topolobampo has broken down4 ,the experiment1 which was initiated by ,mr4 ,a4 ,k4 ,owen1 an ,american civil engineer1 was started on a considerable tract of land obtained under concession from the ,mexican ,government4 ,one principle adopted by ,mr4 ,owen was that 8all employment must be through the ,department for the ,diversity of ,home ,industries4 ,one member cannot directly employ another member1 and only members can be employed through the settlement40#ba ,in other words1 if ,a4 and ,b4 were dissatisfied with the management1 whether owing to doubts as to its competency or honesty1 they could not arrange to work with each other1 even though their sole desire might be the common good2 but they must leave the settlement4 ,and this is what they accordingly did in very considerable numbers4 ,it is at this point that a great distinction between the ,topolobampo experiment and the scheme advocated in this work is evident4 ,in ,topolobampo the organisation claimed a monopoly of all productive work1 and each member must work under the direction of those who controlled that monopoly1 or must leave the organisation4 ,in ,garden ,city no such monopoly is claimed1 and any dissatisfaction with the public administration of the affairs of the town would no more necessarily lead to a widespread split in ,garden ,city than in any other municipality4 ,at the outset1 at least1 by far the larger part of the work done will be by individuals or combinations of individuals quite other than municipal servants1 just as in any other municipality1 at present existing1 the sphere of municipal work is still very small as compared with the work performed by other groups4 ,other sources of failure in some social experiments are the considerable expense incurred by migrants before they reach the scene of their future labours1 the great distance from any large market1 and the difficulty of previously obtaining any real knowledge of the conditions of life and labour there prevailing4 ,the one advantage gained--cheap land--seems to be altogether insufficient to compensate for these and other disadvantages4 ,we now come to what is perhaps the chief difference between the scheme advocated in this work and most other schemes of a like nature which have been hitherto advocated or put into actual practice4 ,that difference is this3 ,while others have sought to weld into one large organisation individuals who have not yet been combined into smaller groups1 or who must leave those smaller groups on their joining the larger organisation1 my proposal appeals not only to individuals but to co-operators1 manufacturers1 philanthropic societies1 and others experienced in organisation1 and with organisations under their control1 to come and place themselves under conditions involving no new restraints but rather securing wider freedom4 ,and1 further1 a striking feature of the present scheme is that the very considerable number of persons already engaged on the estate will not be displaced 7except those on the town site1 and these gradually71 but these will themselves form a valuable nucleus1 paying in rents1 from the very inception of the enterprise1 a sum which will go very far towards the interest on the money with which the estate is purchased--rents which they will be more willing to pay to a landlord who will treat them with perfect equity1 and who will bring to their doors consumers for their produce4 ,the work of organisation is1 therefore1 in a very large measure accomplished4 ,the army is now in existence2 it has but to be mobilised2 it is with no undisciplined mob that we have to deal4 ,or the comparison between this experiment and those which have preceded it is like that between two machines--one of which has to be created out of various ores which have first to be gathered together and then cast into various shapes1 while for the other all the parts are ready to hand and have but to be fitted together4 ,,footnote3 #ba 8,integral ,co-operation at ,work10 ,a4 ,k4 ,owen 7,u4,s4 ,book ,co41 #aej ,worth ,st41 ,n4,y474 ,,chapter ,x4 ,a ,,unique ,,combination ,,of ,,proposals4 ,in the last chapter1 ,i pointed out the great differences of principle between the project placed before the reader of this work and some of those schemes of social reform which1 having been put to the test of experience1 have ended in disaster1 and ,i urged that there were features of the proposed experiment which so completely distinguished it from those unsuccessful schemes that they could not be fairly regarded as any indication of the results which would probably follow from launching this experiment4 ,it is my present purpose to show that though the scheme taken as a whole is a new one1 and is1 perhaps1 entitled to some consideration on that account1 its chief claim upon the attention of the public lies in the fact that it combines the important features of several schemes which have been advocated at various times1 and so combines them as to secure the best results of each1 without the dangers and difficulties which sometimes1 even in the minds of their authors1 were clearly and distinctly seen4 ,shortly stated1 my scheme is a combination of three distinct projects which have1 ,i think1 never been united before4 ,these are--7#a7 ,the proposals for an organised migratory movement of population of ,wakefield and of ,professor ,marshall2 7#b7 the system of land tenure first proposed by ,thos4 ,spence and afterwards 7though with an important modification7 by ,mr4 ,herbert ,spencer2 and 7#c7 the model city of ,jas4 ,s4 ,buckingham4#bb ,let us take these proposals in the order named4 ,wakefield1 in his 8,art of ,colonisation0 7,london3 ,j4 ,w4 ,parker1 #ahdi71 urged that colonies when formed--he was not thinking of home colonies--should be based on scientific principles4 ,he said 7page #aji73 8,we send out colonies of the limbs1 without the belly and the head1 of needy persons1 many of them mere paupers1 or even criminals2 colonies made up of a single class of persons in the community1 and that the most helpless and the most unfit to perpetuate our national character1 and to become the fathers of a race whose habits of thinking and feeling shall correspond to those which1 in the meantime1 we are cherishing at home4 ,the ancients1 on the contrary1 sent out a representation of the parent ,state--colonists from all ranks4 ,we stock the farm with creeping and climbing plants1 without any trees of firmer growth for them to entwine round4 ,a hop-ground without poles1 the plants matted confusedly together1 and scrambling on the ground in tangled heaps1 with here and there some clinging to rank thistles and hemlock1 would be an apt emblem of a modern colony4 ,the ancients began by nominating to the honourable office of captain or leader of the colony one of the chief men1 if not the chief man of the ,state1 like the queen bee leading the workers4 ,monarchies provided a prince of the royal blood2 an aristocracy its choicest nobleman2 a democracy its most influential citizen4 ,these naturally carried along with them some of their own station in life--their companions and friends2 some of their immediate dependents also--of those between themselves and the lowest class2 and were encouraged in various ways to do so4 ,the lowest class again followed with alacrity1 because they found themselves moving with and not away from the state of society in which they had been living4 ,it was the same social and political union under which they had been born and bred2 and to prevent any contrary impression being made1 the utmost solemnity was observed in transferring the rites of pagan superstition4 ,they carried with them their gods1 their festivals1 their games--all1 in short1 that held together and kept entire the fabric of society as it existed in the parent state4 ,nothing was left behind that could be moved of all that the heart or eye of an exile misses4 ,the new colony was made to appear as if time or chance had reduced the whole community to smaller dimensions1 leaving it still essentially the same home and country to its surviving members4 ,it consisted of a general contribution of members from all classes1 and so became1 on its first settlement1 a mature state1 with all the component parts of that which sent it forth4 ,it was a transfer of population1 therefore1 which gave rise to no sense of degradation1 as if the colonist were thrust out from a higher to a lower description of community40 ,j4 ,s4 ,mill1 in his 8,elements of ,political ,economy10 ,book ,i41 ,chap4 viii41 #c1 says of this work3 8,wakefield's theory of colonisation has excited much attention1 and is doubtless destined to excite much more4444 ,his system consists of arrangements for securing that each colony shall have from the first a town population bearing due proportion to the agricultural1 and that the cultivators of the soil shall not be so widely scattered as to be deprived by distance of the benefit of that town population as a market for their produce40 ,professor ,marshall's proposals for an organised migratory movement of population from ,london have been already noticed1 but the following passage from the article already referred to may be quoted3-- 8,there might be great variety of method1 but the general plan would probably be for a committee1 whether formed specially for the purpose or not1 to interest themselves in the formation of a colony in some place well beyond the range of ,london smoke4 ,after seeing their way to building or buying suitable cottages there1 they would enter into communication with some of the employers of low-waged labour4 ,they would select1 at first1 industries that used very little fixed capital2 and1 as we have seen1 it fortunately happens that most of the industries which it is important to move are of this kind4 ,they would find an employer--and there must be many such--who really cares for the misery of his employees4 ,acting with him and by his advice1 they would make themselves the friends of people employed or fit to be employed in his trade2 they would show them the advantages of moving1 and help them to move1 both with counsel and money4 ,they would organise the sending of work backwards and forwards1 the employer perhaps opening an agency in the colony4 ,but after being once started it ought to be self-supporting1 for the cost of carriage1 even if the employees went in sometimes to get instructions1 would be less than the saving made in rent--at all events1 if allowance be made for the value of the garden produce4 ,and more than as much gain would probably be saved by removing the temptation to drink which is caused by the sadness of ,london4 ,they would meet with much passive resistance at first4 ,the unknown has terrors to all1 but especially to those who have lost their natural spring4 ,those who have lived always in the obscurity of a ,london court might shrink away from the free light2 poor as are their acquaintanceships at home1 they might fear to go where they knew no one4 ,but1 with gentle insistence1 the committee would urge their way1 trying to get those who knew one another to move together1 by warm1 patient sympathy1 taking off the chill of the first change4 ,it is only the first step that costs2 every succeeding step would be easier4 ,the work of several firms1 not always in the same business1 might1 in some cases1 be sent together4 ,gradually a prosperous industrial district would grow up1 and then1 mere self-interest would induce employers to bring down their main workshops1 and even to start factories in the colony4 ,ultimately all would gain1 but most the landowners and the railroads connected with the colony40 ,what could more strongly point than the last sentence of that quotation from ,professor ,marshall's proposal to the necessity of first buying the land1 so that the most admirable project of ,thomas ,spence can be put into practice1 and thus prevent the terrible rise in rent which ,professor ,marshall forsees8 ,spence's proposal1 put forward more than a hundred years ago1 at once suggests how to secure the desired end4 ,here it is3-- 8,then you may behold the rent which the people have paid into the parish treasuries employed by each parish in paying the ,government its share of the sum which the ,parliament or ,national ,congress at any time grants2 in maintaining and relieving its own poor and people out of work2 in paying the necessary officers their salaries2 in building1 repairing1 and adorning its houses1 bridges1 and other structures2 in making and maintaining convenient and delightful streets1 highways1 and passages1 both for foot and carriages2 in making and maintaining canals and other conveniences for trade and navigation2 in planting and taking in waste grounds2 in premiums for the encouragement of agriculture or anything else thought worthy of encouragement2 and1 in a word1 in doing whatever the people think proper1 and not1 as formerly1 to support and spread luxury1 pride1 and all manner of vice4444 ,there are no tolls or taxes of any kind paid among them by native or foreigner but the aforesaid rent1 which every person pays to the parish1 according to the quantity1 quality1 and conveniences of the land 444 he occupies in it4 ,the government1 poor1 roads1 etc41 444 are all maintained with the rent1 on which account all wares1 manufactures1 allowable trade employments or actions are entirely duty-free40--,from a lecture read at the ,philosophical ,society in ,newcastle1 on ,november #hth1 #agge1 for printing which the ,society did the author the honour to expel him4 ,it will be observed that the only difference between this proposal and the proposals as to land reform put forward in this book1 is not a difference of system1 but a difference 7and a very important one7 as to the method of its inauguration4 ,spence appears to have thought that the people would1 by a fiat1 dispossess the existing owners and establish the system at once and universally throughout the country2 while1 in this work1 it is proposed to purchase the necessary land with which to establish the system on a small scale1 and to trust to the inherent advantages of the system leading to its gradual adoption4 ,writing some seventy years after ,spence had put forward his proposal1 ,mr4 ,herbert ,spencer 7having first laid down the grand principle that all men are equally entitled to the use of the earth1 as a corollary of the law of equal liberty generally71 in discussing this subject1 observes1 with his usual force and clearness3-- 8,but to what does this doctrine that men are equally entitled to the use of the earth1 lead8 ,must we return to the times of unenclosed wilds1 and subsist on roots1 berries1 and game8 ,or are we to be left to the management of ,messrs4 ,fourrier1 ,owen1 ,louis ,blanc ,co48 ,neither4 ,such a doctrine is consistent with the highest civilisation1 may be carried out without involving a community of goods1 and need cause no very serious revolution in existing arrangements4 ,the change required would be simply a change of landlords4 ,separate ownership would merge in the joint-stock ownership of the public4 ,instead of being in the possession of individuals1 the country would be held by the great corporate body--society4 ,instead of leasing his acres from an isolated proprietor1 the farmer would lease them from the nation4 ,instead of paying his rent to the agent of ,sir ,john and ,his ,grace1 he would pay it to an agent or deputy agent of the community4 ,stewards would be public officials instead of private ones1 and tenancy the only land tenure4 ,a state of things so ordered would be in perfect harmony with the moral law4 ,under it all men would be equally landlords2 all men would be alike free to become tenants4 ,a41 ,b41 ,c4 and the rest might compete for a vacant farm as now1 and one of them might take that farm without in any way violating the principles of pure equity4 ,all would be equally free to bid2 all would be equally free to refrain4 ,and when the farm had been let to ,a41 ,b41 or ,c41 all parties would have done that which they willed1 the one in choosing to pay a given sum to his fellow-men for the use of certain lands--the others in refusing to pay the sum4 ,clearly1 therefore1 on such a system the earth might be enclosed1 occupied1 and cultivated in entire subordination to the law of equal freedom40--8,social ,statics10 ,chap4 ix41 sec4 #h4 ,but having thus written1 ,mr4 ,herbert ,spencer at a later period1 having discovered two grave difficulties in the way of his own proposal1 unreservedly withdrew it4 ,the first of these difficulties was the evils which he considered as inseparable from ,state ownership 7see 8,justice10 published in #ahia1 appendix ,b41 p4 #bij72 the second1 the impossibility1 as ,mr4 ,spencer regarded it1 of acquiring the land on terms which would be at once equitable to existing owners and remunerative to the community4 ,but if the reader examines the scheme of ,spence1 which preceded the now-withdrawn proposals of ,mr4 ,herbert ,spencer1 he will see that ,spence's scheme was entirely freed 7as is the one put forward in this little book71 from the objections which might probably attend control by the ,state4#bc ,the rents were1 under ,spence's proposals1 as in my own1 not to be levied by a ,central ,government far removed from contact with the people1 but by the very parish 7in my scheme the municipality7 in which the people reside4 ,as to the other difficulty which presented itself to ,mr4 ,herbert ,spencer's mind--that of acquiring the land on equitable terms1 and of yet making it remunerative to the purchasers--a difficulty which ,mr4 ,herbert ,spencer1 seeing no way out of1 rashly concluded to be insuperable--that difficulty is entirely removed by my proposal of buying agricultural or sparsely-settled land1 letting it in the manner advocated by ,spence1 and then bringing about the scientific migratory movement advocated by ,wakefield and 7though in a somewhat less daring fashion7 by ,professor ,marshall4 ,surely a project1 which thus brings what ,mr4 ,herbert ,spencer still terms 8the dictum of absolute ethics0--that all men are equally entitled to the use of the earth--into the field of practical life1 and makes it a thing immediately realisable by those who believe in it1 must be one of the greatest public importance4 ,when a great philosopher in effect says1 we cannot conform our life to the highest moral principles because men have laid an immoral foundation for us in the past1 but 8if1 while possessing those ethical sentiments which social discipline has now produced1 men stood in possession of a territory not yet individually portioned out1 they would no more hesitate to assert equality of their claims to the land than they would hesitate to assert equality of their claims to light and air0#bd--one cannot help wishing--so inharmonious does life seem--that the opportunity presented itself of migrating to a new planet where the 8ethical sentiments which social discipline has now produced0 might be indulged in4 ,but a new planet1 or even 8a territory not yet individually portioned out10 is by no means necessary if we are but in real earnest2 for it has been shown that an organised1 migratory movement from over-developed1 high-priced land to comparatively raw and unoccupied land1 will enable all who desire it to live this life of equal freedom and opportunity2 and a sense of the possibility of a life on earth at once orderly and free dawns upon the heart and mind4 ,the third proposal which ,i have combined with those of ,spence and ,mr4 ,herbert ,spencer1 of ,wakefield and ,professor ,marshall1 embraces one essential feature of a scheme of ,james ,s4 ,buckingham1#be though ,i have purposely omitted some of the essential features of that scheme4 ,mr4 ,buckingham says 7p4 #be73 8,my thoughts were thus directed to the great defects of all existing towns1 and the desirability of forming at least one model town which should avoid the most prominent of these defects1 and substitute advantages not yet possessed by any40 ,in his work he exhibits a ground plan and a sketch of a town of about #a1jjj acres1 containing a population of #be1jjj1 and surrounded by a large agricultural estate4 ,buckingham1 like ,wakefield1 saw the great advantages to be derived by combining an agricultural community with an industrial1 and urged3 8,wherever practicable1 the labours of agriculture and manufacture to be so mingled and the variety of fabrics and materials to be wrought upon also so assorted as to make short periods of labour on each alternately with others produce that satisfaction and freedom from tedium and weariness which an unbroken round of monotonous occupation so frequently occasions1 and because also variety of employment develops the mental as well as physical faculties much more perfectly than any single occupation40 ,but though on these points the scheme is strikingly like my own1 it is also a very different one4 ,buckingham having traced1 as he thought1 the evils of society to their source in competition1 intemperance1 and war1 proposed to annihilate competition by forming a system of complete or integral co-operation2 to remove intemperance by the total exclusion of intoxicants2 to put an end to war by the absolute prohibition of gunpowder4 ,he proposed to form a large company1 with a capital of #d1jjj1jjj2 to buy a large estate1 and to erect churches1 schools1 factories1 warehouses1 dining-halls1 dwelling-houses1 at rents varying from #cj a year to #cjj a year2 and to carry on all productive operations1 whether agricultural or industrial1 as one large undertaking covering the whole field and permitting no rivals4 ,now it will be seen that though in outward form ,buckingham's scheme and my own present the same feature of a model town set in a large agricultural estate1 so that industrial and farming pursuits might be carried on in a healthy1 natural way1 yet the inner life of the two communities would be entirely different--the inhabitants of ,garden ,city enjoying the fullest rights of free association1 and exhibiting the most varied forms of individual and co-operative work and endeavour1 the members of ,buckingham's city being held together by the bonds of a rigid cast-iron organisation1 from which there could be no escape but by leaving the association1 or breaking it up into various sections4 ,to sum up this chapter4 ,my proposal is that there should be an earnest attempt made to organise a migratory movement of population from our overcrowded centres to sparsely-settled rural districts2 that the mind of the public should not be confused1 or the efforts of organisers wasted in a premature attempt to accomplish this work on a national scale1 but that great thought and attention shall be first concentrated on a single movement yet one sufficiently large to be at once attractive and resourceful2 that the migrants shall be guaranteed 7by the making of suitable arrangements before the movement commences7 that the whole increase in land-values due to their migration shall be secured to them2 that this be done by creating an organisation1 which1 while permitting its members to do those things which are good in their own eyes 7provided they infringe not the rights of others7 shall receive all 8rate-rents0 and expend them in those public works which the migratory movement renders necessary or expedient--thus eliminating rates1 or1 at least1 greatly reducing the necessity for any compulsory levy2 and that the golden opportunity afforded by the fact that the land to be settled upon has but few buildings or works upon it1 shall be availed of in the fullest manner1 by so laying out a ,garden ,city that1 as it grows1 the free gifts of ,nature--fresh air1 sunlight1 breathing room and playing room--shall be still retained in all needed abundance1 and by so employing the resources of modern science that ,art may supplement ,nature1 and life may become an abiding joy and delight4 ,and it is important to notice that this proposal1 so imperfectly put forward1 is no scheme hatched in a restless night in the fevered brain of an enthusiast1 but is one having its origin in the thoughtful study of many minds1 and the patient effort of many earnest souls1 each bringing some element of value1 till1 the time and the opportunity having come1 the smallest skill avails to weld those elements into an effective combination4 ,,footnotes3 #bb ,i may1 perhaps1 state as showing how in the search for truth men's minds run in the same channels1 and as1 possibly1 some additional argument for the soundness of the proposals thus combined1 that1 till ,i had got far on with my project1 ,i had not seen either the proposals of ,professor ,marshall or of ,wakefield 7beyond a very short reference to the latter in ,j4 ,s4 ,mill's 8,elements of ,political ,economy071 nor had ,i seen the work of ,buckingham1 which1 published nearly fifty years ago1 seems to have attracted but little attention4 #bc ,though ,mr4 ,herbert ,spencer1 as if to rebuke his own theory that ,state control is inherently bad1 says1 8,political speculation which sets out with the assumption that the ,state has in all cases the same nature must end in profoundly erroneous conclusions40 #bd 8,justice10 ,chap4 xi41 p4 #he4 #be ,buckingham's scheme is set forth in a work entitled 8,national ,evils and ,practical ,remedies10 published by ,peter ,jackson1 ,st4 ,martins le ,grand1 about #ahdi4 ,,chapter ,,xi4 ,,the ,,path ,,followed ,,up4 8,how can a man learn to know himself8 ,by reflection never--only by action4 ,in the measure that thou seekest to do thy duty shalt thou know what is in thee4 ,but what is thy duty8 ,the demand of the hour40--,goethe4 ,the reader is now asked to kindly assume1 for the sake of argument1 that our ,garden ,city experiment has been fairly launched1 and is a decided success1 and to consider briefly some of the more important effects which such an object-lesson1 by the light which it will throw upon the pathway of reform1 must inevitably produce upon society1 and then we will endeavour to trace some of the broader features of the after-development4 ,among the greatest needs of man and of society to-day1 as at all times1 are these3 ,a worthy aim and opportunity to realise it2 work and ends worth working for4 ,all that a man is1 and all that he may become1 is summed up in his aspirations1 and this is no less true of society than of the individual4 ,the end ,i venture to now set before the people of this country and of other countries is no less 8noble and adequate0 than this1 that they should forthwith gird themselves to the task of building up clusters of beautiful home-towns1 each zoned by gardens1 for those who now dwell in crowded1 slum-infested cities4 ,we have already seen how one such town may be built2 let us now see how the true path of reform1 once discovered1 will1 if resolutely followed1 lead society on to a far higher destiny than it has ever yet ventured to hope for1 though such a future has often been foretold by daring spirits4 ,there have in the past been inventions and discoveries on the making of which society has suddenly leaped upward to a new and higher plane of existence4 ,the utilisation of steam--a force long recognised1 but which proved somewhat difficult to harness to the task it was fitted to accomplish--effected mighty changes2 but the discovery of a method for giving effect to a far greater force than the force of steam--to the long pent-up desire for a better and nobler social life here on earth--will work changes even more remarkable4 ,what clearly marked economic truth is brought into view by the successful issue of such an experiment as we have been advocating8 ,this3--,that there is a broad path open1 through a creation of new wealth forms1 to a new industrial system in which the productive forces of society and of nature may be used with far greater effectiveness than at present1 and in which the distribution of the wealth forms so created will take place on a far juster and more equitable basis4 ,society may have more to divide among its members1 and at the same time the greater dividend may be divided in a juster manner4 ,speaking broadly1 industrial reformers may be divided into two camps4 ,the first camp includes those who urge the primary importance of paying close and constant attention to the necessity of increased production3 the second includes those whose special aim is directed to more just and equitable division4 ,the former are constantly saying1 in effect1 8,increase the national dividend1 and all will be well02 the latter1 8,the national dividend is fairly sufficient were it but divided equitably40 ,the former are for the most part of the individualistic1 the latter of the socialistic type4 ,as an instance of the former point of view1 ,i may cite the words of ,mr4 ,a4 ,j4 ,balfour1 who1 at a ,conference of the ,national ,union of ,conservative ,associations held at ,sunderland on #adth ,november1 #ahid1 said3 8,those who represented society as if it consisted of two sections disputing over their share of the general produce were utterly mistaken as to the real bearing of the great social problem4 ,we had to consider that the produce of the country was not a fixed quantity1 of which1 if the employers got more1 the employed would get less1 or if the employed got more1 the employers would get less4 ,the real question for the working-classes of this country was not primarily or fundamentally a question of division3 it was a question of production40 ,as an instance of the second point of view1 take the following3 8,the absurdity of the notion of raising the poor without1 to a corresponding degree1 depressing the rich will be obvious40--8,principles of ,socialism made plain10 by ,frank ,fairman 7,william ,reeves1 #hc ,charing ,cross ,road1 ,w4,c471 page #cc4 ,i have already shown1 and ,i hope to make this contention yet more clear1 that there is a path along which sooner or later1 both the ,individualist and the ,socialist must inevitably travel2 for ,i have made it abundantly clear that on a small scale society may readily become more individualistic than now--if by ,individualism is meant a society in which there is fuller and freer opportunity for its members to do and to produce what they will1 and to form free associations1 of the most varied kinds2 while it may also become more socialistic--if by ,socialism is meant a condition of life in which the well-being of the community is safe-guarded1 and in which the collective spirit is manifested by a wide extension of the area of municipal effort4 ,to achieve these desirable ends1 ,i have taken a leaf out of the books of each type of reformer and bound them together by a thread of practicability4 ,not content with urging the necessity of increased production1 ,i have shown how it can be achieved2 while the other and equally important end of more equitable distribution is1 as ,i have shown1 easily possible1 and in a manner which need cause no ill-will1 strife1 or bitterness2 is constitutional2 requires no revolutionary legislation2 and involves no direct attack upon vested interests4 ,thus may the desires of the two sections of reformers to whom ,i have referred be attained4 ,i have1 in short1 followed out ,lord ,rosebery's suggestion1 and 8borrowed from ,socialism its large conception of common effort1 and its vigorous conception of municipal life1 and from ,individualism the preservation of self-respect and self-reliance10 and1 by a concrete illustration1 ,i have1 ,i think1 disproved the cardinal contention of ,mr4 ,benjamin ,kidd in his famous book1 8,social ,evolution10 that 8the interests of the social organism and of the individuals comprising it at any particular time are actually antagonistic2 they can never be reconciled2 they are inherently and essentially irreconcilable0 7page #he74 ,most socialistic writers appear to me to exhibit too keen a desire to appropriate old forms of wealth1 either by purchasing out or by taxing out the owners1 and they seem to have little conception that the truer method is to create new forms and to create them under juster conditions4 ,but this latter conception should inevitably follow an adequate realisation of the ephemeral nature of most forms of wealth2 and there is no truth more fully recognised by economic writers than that nearly all forms of material wealth1 except1 indeed1 the planet on which we live and the elements of nature1 are extremely fugitive and prone to decay4 ,thus for instance1 ,j4 ,s4 ,mill1 in 8,elements of ,political ,economy10 ,book #a1 ,chapter v41 says3 8,the greater part in value of the wealth now existing in ,england has been produced by human hands within the last twelve months4 ,a very small proportion indeed of that large aggregate was in existence ten years ago2--of the present productive capital of the country1 scarcely any part except farm-houses and manufactories and a few ships and machines2 and even these would not in most cases have survived so long if fresh labour had not been employed within that period in putting them into repair4 ,the land subsists1 and the land is almost the only thing that subsists40 ,the leaders of the great socialistic movement1 of course1 know all this perfectly well2 yet this quite elementary truth seems to fade from their minds when they are discussing methods of reform1 and they appear to be as anxious to seize upon present forms of wealth as if they regarded them as of a really lasting and permanent nature4 ,but this inconsistency of socialistic writers is all the more striking when one remembers that these writers are the very ones who insist most strongly upon the view that a very large part of the wealth-forms now in existence are not really wealth at all--that they are 8filth10 and that any form of society which represents even a step towards their ideal must involve the sweeping away of such forms and the creation of new forms in their place4 ,with a degree of inconsistency that is positively startling1 they exhibit an insatiable desire to become possessed of these forms of wealth which are not only rapidly decaying1 but are in their opinion absolutely useless or injurious4 ,thus ,mr ,hyndman1 at a lecture delivered at the ,democratic ,club1 #bith ,march1 #ahic1 said3--8,it was desirable that they should map out and formulate socialistic ideas which they should desire to see brought about when the so-called ,individualism of the present day has broken down1 as it inevitably would do4 ,one of the first things that they as ,socialists would have to do would be to depopulate the vast centres of their over-crowded cities4 ,their large towns had no longer any large agricultural population from which to recruit their ranks1 and through bad and insufficient food1 vitiated atmosphere1 and other insanitary conditions1 the physique of the masses of the cities was rapidly deteriorating1 both materially and physically40 ,precisely2 but does not ,mr4 ,hyndman see that in striving to become possessed of present wealth forms1 he is laying siege to the wrong fortress8 ,if the population of ,london1 or a large part of the population of ,london1 is to be transplanted elsewhere1 when some future event has happened1 would it not be well to see if we cannot induce large numbers of these people to transplant themselves now1 when the problem of ,london administration and of ,london reform would1 as we shall shortly discover1 present itself in a somewhat startling fashion8 ,a similar inconsistency is to be noticed in a little book which has had an enormous and well-deserved sale1 8,merrie ,england0 7,clarion ,offices1 ,fleet ,street74 ,the author1 8,nunquam10 remarks at the outset3 8,the problem we have to consider is3--,given a country and a people1 find how the people may make the best of the country and themselves40 ,he then proceeds to vigorously condemn our cities1 with their houses ugly and mean1 their narrow streets1 their want of gardens1 and emphasises the advantages of out-door occupations4 ,he condemns the factory system1 and says3 8,i would set men to grow wheat and fruit1 and rear cattle and poultry for our own use4 ,then ,i would develop the fisheries1 and construct great fish-breeding lakes and harbours4 ,then ,i would restrict our mines1 furnaces1 chemical works1 and factories to the number actually needed for the supply of our own people4 ,then ,i would stop the smoke nuisance by developing water-power and electricity4 ,in order to achieve these ends1 ,i would make all the lands1 mills1 mines1 factories1 works1 shops1 ships1 and railways the property of the people40 ,that is 7the italics are my own71 the people are to struggle hard to become possessed of factories1 mills1 works1 and shops1 at least half of which must be closed if ,nunquam's desires are attained2 of ships which will become useless if our foreign trade is to be abandoned1 7see 8,merrie ,england10 ,chap4 iv472 and of railways1 which1 with an entire redistribution of population such as ,nunquam desires1 must for the most part become derelict4 ,and how long is this useless struggle to last8 ,would it not--,i ask ,nunquam to consider this point carefully--be better to study a smaller problem first1 and1 to paraphrase his words1 8,given1 say1 #f1jjj acres of land1 let us endeavour to make the best use of it08 ,for then1 having dealt with this1 we shall have educated ourselves to deal with a larger area4 ,let me state again in other terms this fugitiveness of wealth forms1 and then suggest the conclusion to which that consideration should lead us4 ,so marked are the changes which society exhibits--especially a society in a progressive state--that the outward and visible forms which our civilisation presents to-day1 its public and private buildings1 its means of communication1 the appliances with which it works1 its machinery1 its docks1 its artificial harbours1 its instruments of war and its instruments of peace1 have most of them undergone a complete change1 and many of them several complete changes1 within the last sixty years4 ,i suppose not one person in twenty in this country is living in a house which is sixty years old2 not one sailor in a thousand is sailing a ship1 not one artisan or labourer in a hundred is engaged in a workshop or handling tools or driving a cart which was in existence sixty years ago4 ,it is now sixty years since the first railway was constructed from ,birmingham to ,london1 and our ,railway ,companies possess one thousand millions of invested capital1 while our systems of water supply1 of gas1 of electric lighting1 and of sewerage are1 for the most part1 of recent date4 ,those material relics of the past which were created more than sixty years ago1 though some of them are of infinite value as mementos1 examples1 and heirlooms1 are1 for the most part1 certainly not of a kind which we need wrangle over or fight about4 ,the best of them are our universities1 schools1 churches1 and cathedrals1 and these should certainly teach us a different lesson4 ,but can any reasonable person1 who reflects for a moment on the recent unexampled rate of progress and invention1 doubt that the next sixty years will reveal changes fully as remarkable8 ,can any person suppose that these mushroom forms1 which have sprung up as it were in a night1 have any real permanence8 ,even apart from the solution of the labour problem1 and the finding of work for the thousands of idle hands which are eager for it--a solution1 the correctness of which ,i claim to have demonstrated--what possibilities are opened up by the bare contemplation of the discovery of new motive powers1 new means of locomotion1 perhaps1 through the air1 new methods of water supply1 or a new distribution of population1 which must of itself render many material forms altogether useless and effete6 ,why1 then1 should we squabble and wrangle about what man has produced8 ,why not rather seek to learn what man can produce2 when1 aiming to do that1 we may perhaps discover a grand opportunity for producing not only better forms of wealth1 but how to produce them under far juster conditions8 ,to quote the author of 8,merrie ,england03 8,we should first of all ascertain what things are desirable for our health and happiness of body and mind1 and then organise our people with the object of producing those things in the best and easiest way40 ,wealth forms1 then1 in their very nature are fugitive1 and they are besides liable to constant displacement by the better forms which in an advancing state of society are constantly arising4 ,there is1 however1 one form of material wealth which is most permanent and abiding2 from the value and utility of which our most wonderful inventions can never detract one jot1 but will serve only to make more clear1 and to render more universal4 ,the planet on which we live has lasted for millions of years1 and the race is just emerging from its savagery4 ,those of us who believe that there is a grand purpose behind nature cannot believe that the career of this planet is likely to be speedily cut short now that better hopes are rising in the hearts of men1 and that1 having learned a few of its less obscure secrets1 they are finding their way1 through much toil and pain1 to a more noble use of its infinite treasures4 ,the earth for all practical purposes may be regarded as abiding for ever4 ,now1 as every form of wealth must rest on the earth as its foundation1 and must be built up out of the constituents found at or near its surface1 it follows 7because foundations are ever of primary importance7 that the reformer should first consider how best the earth may be used in the service of man4 ,but here again our friends1 the ,socialists1 miss the essential point4 ,their professed ideal is to make society the owner of land and of all instruments of production2 but they have been so anxious to carry both points of their programme that they have been a little too slow to consider the special importance of the land question1 and have thus missed the true path of reform4 ,there is1 however1 a type of reformers who push the land question very much to the front1 though1 as it appears to me1 in a manner little likely to commend their views to society4 ,mr4 ,henry ,george1 in his well-known work1 8,progress and ,poverty10 urges with much eloquence1 if not with complete accuracy of reasoning1 that our land laws are responsible for all the economic evils of society1 and that as our landlords are little better than pirates and robbers1 the sooner the ,state forcibly appropriates their rents the better1 for when this is accomplished the problem of poverty will1 he suggests1 be entirely solved4 ,but is not this attempt to throw the whole blame of and punishment for the present deplorable condition of society on to a single class of men a very great mistake8 ,in what way are landlords as a class less honest than the average citizen8 ,give the average citizen the opportunity of becoming a landlord and of appropriating the land values created by his tenants1 and he will embrace it to-morrow4 ,if then1 the average man is a potential landlord1 to attack landlords as individuals is very like a nation drawing up an indictment against itself1 and then making a scape-goat of a particular class4#bf ,but to endeavour to change our land system is a very different matter from attacking those individuals who represent it4 ,but how is this change to be effected8 ,i reply--,by the force of example1 that is1 by setting up a better system1 and by a little skill in the grouping of forces and manipulation of ideas4 ,it is quite true that the average man is a potential landlord1 and as ready to appropriate the unearned increment as to cry out against its appropriation4 ,but the average man has very little chance of ever becoming a landlord and of appropriating rent-values created by others2 and he is1 therefore1 the better able to consider1 quite dispassionately1 whether such a proceeding is really honest1 and whether it may not be possible to gradually establish a new and more equitable system under which1 without enjoying the privilege of appropriating rent-values created by others1 he may himself be secured against expropriation of the rent-values which he is now constantly creating or maintaining4 ,we have demonstrated how this may be done on a small scale2 we have next to consider how the experiment may be carried out on a much wider scale1 and this we can best do in another chapter4 ,,footnote3 #bf ,i hope it is not ungrateful in one who has derived much inspiration from 8,progress and ,poverty0 to write thus4 ,,chapter ,,xii4 ,,social ,,cities4 8,human nature will not flourish1 any more than a potato1 if it be planted and re-planted for too long a series of generations in the same worn-out soil4 ,my children have had other birthplaces1 and1 so far as their fortunes may be within my control1 shall strike their roots into unaccustomed earth40--8,the ,scarlet ,letter10 ,nathaniel ,hawthorne4 ,the problem with which we have now to deal1 shortly stated1 is this3 ,how to make our ,garden ,city experiment the stepping-stone to a higher and better form of industrial life generally throughout the country4 ,granted the success of the initial experiment1 and there must inevitably arise a widespread demand for an extension of methods so healthy and so advantageous2 and it will be well1 therefore1 to consider some of the chief problems which will have to be faced in the progress of such extension4 ,it will1 ,i think1 be well1 in approaching this question1 to consider the analogy presented by the early progress of railway enterprise4 ,this will help us to see more clearly some of the broader features of the new development which is now so closely upon us if only we show ourselves energetic and imaginative4 ,railways were first made without any statutory powers4 ,they were constructed on a very small scale1 and1 being of very short lengths1 the consent of only one or at the most a few landowners was necessary2 and what private agreement and arrangement could thus easily compass was scarcely a fit subject for an appeal to the ,legislature of the country4 ,but when the 8,rocket0 was built1 and the supremacy of the locomotive was fully established1 it then became necessary1 if railway enterprise was to go forward1 to obtain legislative powers4 ,for it would have been impossible1 or at least very difficult1 to make equitable arrangements with all the landowners whose estates might lie between points many miles distant2 because one obstinate landlord might take advantage of his position to demand an altogether exorbitant price for his land1 and thus practically stifle such an enterprise4 ,it was necessary1 therefore1 to obtain power to secure the land compulsorily at its market value1 or at a price not too extravagantly removed from such value2 and1 this being done1 railway enterprise went forward at so rapid a rate that in one year no less than #acb1fjj1jjj was authorised by ,parliament to be raised for the purpose of railway construction4#bg ,now1 if ,parliamentary powers were necessary for the extension of railway enterprise1 such powers will certainly be also needed when the inherent practicability of building new1 well-planned towns1 and of the population moving into them from the old slum cities as naturally1 and1 in proportion to the power to be exercised1 almost as easily as a family moves out of a rotten old tenement into a new and comfortable dwelling1 is once fairly recognised by the people4 ,to build such towns1 large areas of land must be obtained4 ,here and there a suitable site may be secured by arrangement with one or more landowners1 but if the movement is to be carried on in anything like a scientific fashion1 stretches of land far larger than that occupied by our first experiment must be obtained4 ,for1 just as the first short railway1 which was the germ of railway enterprise1 would convey to few minds the conception of a net-work of railways extending over the whole country1 so1 perhaps1 the idea of a well-planned town such as ,i have described will not have prepared the reader for the later development which must inevitably follow--the planning and building of town clusters--each town in the cluster being of different design from the others1 and yet the whole forming part of one large and well-thought-out plan4 ,let me here introduce a very rough diagram1 representing1 as ,i conceive1 the true principle on which all towns should grow4 ,garden ,city has1 we will suppose1 grown until it has reached a population of #cb1jjj4 ,how shall it grow--,how shall it provide for the needs of others who will be attracted by its numerous advantages8 ,shall it build on the zone of agricultural land which is around it1 and thus for ever destroy its right to be called a 8,garden ,city08 ,surely not4 ,this disastrous result would indeed take place if the land around the town were1 as is the land around our present cities1 owned by private individuals anxious to make a profit out of it4 ,for then1 as the town filled up1 the agricultural land would become 8ripe0 for building purposes1 and the beauty and healthfulness of the town would be quickly destroyed4 ,but the land around ,garden ,city is1 fortunately1 not in the hands of private individuals3 it is in the hands of the people3 and is to be administered1 not in the supposed interests of the few1 but in the real interests of the whole community4 ,now1 there are few objects which the people so jealously guard as their parks and open spaces2 and we may1 ,i think1 feel confident that the people of ,garden ,city will not for a moment permit the beauty of their city to be destroyed by the process of growth4 ,but it may be urged--,if this be true1 will not the inhabitants of ,garden ,city in this way be selfishly preventing the growth of their city1 and thus preclude many from enjoying its advantages8 ,certainly not4 ,there is a bright1 but overlooked1 alternative4 ,the town will grow2 but it will grow in accordance with a principle which will result in this--that such growth shall not lessen or destroy1 but ever add to its social opportunities1 to its beauty1 to its convenience4 ,consider for a moment the case of a city in ,australia which in some measure illustrates the principle for which ,i am contending4 ,the city of ,adelaide1 as the accompanying sketch map shows1 is surrounded by its 8,park ,lands40 ,the city is built up4 ,how does it grow8 ,it grows by leaping over the 8,park ,lands0 and establishing ,north ,adelaide4 ,and this is the principle which it is intended to follow1 but improve upon1 in ,garden ,city4 ,illustration3 ,no4 #d4 ,,adelaide ,,showing ,,park ,,lands ,,all ,,round ,,city1 ,,and ,,its ,,mode ,,of ,,growth4 ,our diagram may now be understood4 ,garden ,city is built up4 ,its population has reached #cb1jjj4 ,how will it grow8 ,it will grow by establishing--under ,parliamentary powers probably--another city some little distance beyond its own zone of 8country10 so that the new town may have a zone of country of its own4 ,i have said 8by establishing another city10 and1 for administrative purposes there would be two cities2 but the inhabitants of the one could reach the other in a very few minutes2 for rapid transit would be specially provided for1 and thus the people of the two towns would in reality represent one community4 ,illustration3 ,no4 #e4 ,,diagram ,,illustrating ,,correct ,,principle ,,of ,a ,,city',s ,,growth--,,open ,,country ,,ever ,,near ,,at ,,hand1 ,,and ,,rapid ,,communication ,,between ,,off-,,shoots4 ,and this principle of growth--this principle of always preserving a belt of country round our cities would be ever kept in mind till1 in course of time1 we should have a cluster of cities1 not of course arranged in the precise geometrical form of my diagram1 but so grouped around a ,central ,city that each inhabitant of the whole group1 though in one sense living in a town of small size1 would be in reality living in1 and would enjoy all the advantages of1 a great and most beautiful city2 and yet all the fresh delights of the country--field1 hedgerow1 and wood-land--not prim parks and gardens merely--would be within a very few minutes walk or ride4 ,and because the people in their collective capacity own the land on which this beautiful group of cities is built1 the public buildings1 the churches1 the schools and universities1 the libraries1 picture galleries1 theatres1 would be on a scale of magnificence which no city in the world whose land is in pawn to private individuals can afford4 ,i have said that rapid railway transit would be realised by those who dwell in this beautiful city or group of cities4 ,reference to the diagram will show at a glance the main features of its railway system4 ,there is1 first1 an inter-municipal railway connecting all the towns of the outer ring--#bj miles in circumference--so that to get from any town to its most distant neighbour requires one to cover a distance of only #aj miles1 which could be accomplished in1 say1 #ab minutes4 ,these trains would not stop between the towns--means of communication for this purpose being afforded by electric tramways which traverse the high-roads1 of which1 it will be seen1 there are a number--each town being connected with every other town in the group by a direct route4 ,there is also a system of railways by which each town is placed in direct communication with ,central ,city4 ,the distance from any town to the heart of ,central ,city is only #c-a_/d miles1 and this could be readily covered in #e minutes4 ,those who have had experience of the difficulty of getting from one suburb of ,london to another will see in a moment what an enormous advantage those who dwell in such a group of cities as here shown would enjoy1 because they would have a railway system and not a railway chaos to serve their ends4 ,the difficulty felt in ,london is of course due to want of forethought and pre-arrangement4 ,on this point1 ,i may quote with advantage a passage from the ,presidential address of ,sir ,benjamin ,baker to the ,institute of ,civil ,engineers1 ,nov4 #abth1 #ahie3 8,we ,londoners often complain of the want of system in the arrangement of the railways and their terminal stations in and around the ,metropolis1 which necessitates our performing long journeys in cabs to get from one railway system to another4 ,that this difficulty exists1 arises1 ,i feel sure1 chiefly from the want of forethought of no less able a statesman than ,sir ,robert ,peel1 for1 in #ahcf1 a motion was proposed in the ,house of ,commons that all the ,railway ,bills seeking powers for terminals in ,london should be referred to a ,special ,committee1 so that a complete scheme might be evolved out of the numerous projects before ,parliament1 and that property might not be unnecessarily sacrificed for rival schemes4 ,sir ,robert ,peel opposed the motion on the part of the ,government1 on the grounds that #8no railway project could come into operation till the majority of ,parliament had declared that its principles and arrangements appeared to them satisfactory1 and its investments profitable4 ,it was a recognised principle in these cases that the probable profits of an undertaking should be shown to be sufficient to maintain it in a state of permanent utility before a ,bill could be obtained1 and landlords were perfectly justified in expecting and demanding such a warranty from ,parliament4' ,in this instance1 incalculable injury was unintentionally inflicted upon ,londoners by not having a grand central station in the ,metropolis1 and events have shown how false was the assumption that the passing of an ,act implied any warranty as to the financial prospects of a railway40 ,but are the people of ,england to suffer for ever for the want of foresight of those who little dreamed of the future development of railways8 ,surely not4 ,it was in the nature of things little likely that the first network of railways ever constructed should conform to true principles2 but now1 seeing the enormous progress which has been made in the means of rapid communication1 it is high time that we availed ourselves more fully of those means1 and built our cities upon some such plan as that ,i have crudely shown4 ,we should then be1 for all purposes of quick communication1 nearer to each other than we are in our crowded cities1 while1 at the same time1 we should be surrounding ourselves with the most healthy and the most advantageous conditions4 ,some of my friends have suggested that such a scheme of town clusters is well enough adapted to a new country1 but that in an old-settled country1 with its towns built1 and its railway 8system0 for the most part constructed1 it is quite a different matter4 ,but surely to raise such a point is to contend1 in other words1 that the existing wealth forms of the country are permanent1 and are forever to serve as hindrances to the introduction of better forms2 that crowded1 ill-ventilated1 unplanned1 unwieldy1 unhealthy cities--ulcers on the very face of our beautiful island--are to stand as barriers to the introduction of towns in which modern scientific methods and the aims of social reformers may have the fullest scope in which to express themselves4 ,no1 it cannot be2 at least1 it cannot be for long4 ,what ,is may hinder ,what ,might ,be for a while1 but cannot stay the tide of progress4 ,these crowded cities have done their work2 they were the best which a society largely based on selfishness and rapacity could construct1 but they are in the nature of things entirely unadapted for a society in which the social side of our nature is demanding a larger share of recognition--a society where even the very love of self leads us to insist upon a greater regard for the well-being of our fellows4 ,the large cities of to-day are scarcely better adapted for the expression of the fraternal spirit than would a work on astronomy which taught that the earth was the centre of the universe be capable of adaptation for use in our schools4 ,each generation should build to suit its own needs2 and it is no more in the nature of things that men should continue to live in old areas because their ancestors lived in them1 than it is that they should cherish the old beliefs which a wider faith and a more enlarged understanding have outgrown4 ,the reader is1 therefore1 earnestly asked not to take it for granted that the large cities in which he may perhaps take a pardonable pride are necessarily1 in their present form1 any more permanent than the stage-coach system which was the subject of so much admiration just at the very moment when it was about to be supplanted by the railways4#bh ,the simple issue to be faced1 and faced resolutely1 is--,can better results be obtained by starting on a bold plan on comparatively virgin soil than by attempting to adapt our old cities to our newer and higher needs8 ,thus fairly faced1 the question can only be answered in one way2 and when that simple fact is well grasped1 the social revolution will speedily commence4 ,that there is ample land in this country on which such a cluster as ,i have here depicted could be constructed with comparatively small disturbance of vested interests1 and1 therefore1 with but little need for compensation1 will be obvious to anyone2 and1 when our first experiment has been brought to a successful issue1 there will be no great difficulty in acquiring the necessary ,parliamentary powers to purchase the land and carry out the necessary works step by step4 ,county ,councils are now seeking larger powers1 and an overburdened ,parliament is becoming more and more anxious to devolve some of its duties upon them4 ,let such powers be given more and more freely4 ,let larger and yet larger measures of local self-government be granted1 and then all that my diagram depicts--only on a far better plan1 because the result of well-concerted and combined thought1--will be easily attainable4 ,but it may be said1 8,are you not1 by thus frankly avowing the very great danger to the vested interests of this country which your scheme indirectly threatens1 arming vested interests against yourself1 and so making any change by legislation impossible80 ,i think not4 ,and for three reasons4 ,first1 because those vested interests which are said to be ranged like a solid phalanx against progress1 will1 by the force of circumstances and the current of events1 be for once divided into opposing camps4 ,secondly1 because property owners1 who are very reluctant to yield to threats1 such as are sometimes made against them by ,socialists of a certain type1 will be far more ready to make concessions to the logic of events as revealing itself in an undoubted advance of society to a higher form2 and1 thirdly1 because the largest and most important1 and1 in the end1 the most influential of all vested interests--,i mean the vested interests of those who work for their living1 whether by hand or brain--will be naturally in favour of the change when they understand its nature4 ,let me deal with these points separately4 ,first1 ,i say vested-property interests will be broken in twain1 and will range themselves in opposite camps4 ,this sort of cleavage has occurred before4 ,thus1 in the early days of railway legislation1 the vested interests in canals and stage coaches were alarmed1 and did all in their power to thwart and hamper what threatened them4 ,but other great vested interests brushed this opposition easily on one side4 ,these interests were chiefly two--capital seeking investment1 and land desiring to sell itself4 7,a third vested interest--namely1 labour seeking employment--had then scarcely begun to assert its claims47 ,and notice now how such a successful experiment as ,garden ,city may easily become will drive into the very bed-rock of vested interests a great wedge1 which will split them asunder with irresistible force1 and permit the current of legislation to set strongly in a new direction4 ,for what will such an experiment have proved up to the very hilt8 ,among other things too numerous to mention1 it will have proved that far more healthy and economic conditions can be secured on raw uncultivated land 7if only that land be held on just conditions7 than can be secured on land which is at present of vastly higher market value2 and in proving this it will open wide the doors of migration from the old crowded cities with their inflated and artificial rents1 back to the land which can be now secured so cheaply4 ,two tendencies will then display themselves4 ,the first will be a strong tendency for city ground values to fall1 the other a less marked tendency for agricultural land to rise4#bi ,the holders of agricultural land1 at least those who are willing to sell--and many of them are even now most anxious to do so--will welcome the extension of an experiment which promises to place ,english agriculture once again in a position of prosperity3 the holders of city lands will1 so far as their merely selfish interests prevail1 greatly fear it4 ,in this way1 landowners throughout the country will be divided into two opposing factions1 and the path of land reform--the foundation on which all other reforms must be built--will be made comparatively easy4 ,capital in the same way will be divided into opposite camps4 ,invested capital--that is1 capital sunk in enterprises which society will recognise as belonging to the old order--will take the alarm and fall in value enormously1 while1 on the other hand1 capital seeking investment will welcome an outlet which has long been its sorest need4 ,invested capital will in its opposition be further weakened by another consideration4 ,holders of existing forms of capital will strive--even though it be at a great sacrifice--to sell part of their old time-honoured stocks1 and invest them in new enterprises1 on municipally-owned land1 for they will not wish to 8have all their eggs in one basket02 and thus will the opposing influences of vested property neutralise each other4 ,but vested-property interests will be1 as ,i believe1 affected yet more remarkably in another way4 ,the man of wealth1 when he is personally attacked and denounced as an enemy of society1 is slow to believe in the perfect good faith of those who denounce him1 and1 when efforts are made to tax him out by the forcible hand of the ,state1 he is apt to use every endeavour1 lawful or unlawful1 to oppose such efforts--and often with no small measure of success4 ,but the average wealthy man is no more an unmixed compound of selfishness than the average poor man2 and if he sees his houses or lands depreciated in value1 not by force1 but because those who lived in or upon them have learned how to erect far better homes of their own1 and on land held on conditions more advantageous to them1 and to surround their children with many advantages which cannot be enjoyed on his estate1 he will philosophically bow to the inevitable1 and1 in his better moments1 even welcome a change which will involve him in far greater pecuniary loss than any change in the incidence of taxation is likely to inflict4 ,in every man there is some measure of the reforming instinct2 in every man there is some regard for his fellows2 and when these natural feelings run athwart his pecuniary interests1 then the result is that the spirit of opposition is inevitably softened1 in some degree in all men1 while in others it is entirely replaced by a fervent desire for the country's good1 even at the sacrifice of many cherished possessions4 ,thus it is that what will not be yielded to a force from without may readily be granted as the result of an impulse from within4 ,and now let me deal for a moment with the greatest1 the most valuable1 and the most permanent of all vested interests--the vested interests of skill1 labour1 energy1 talent1 industry4 ,how will these be affected8 ,my answer is1 ,the force which will divide in twain the vested interests of land and capital will unite and consolidate the interests of those who live by work1 and will lead them to unite their forces with the holders of agricultural land and of capital seeking investment1 to urge upon the ,state the necessity for the prompt opening up of facilities for the reconstruction of society2 and1 when the ,state is slow to act1 then to employ voluntary collective efforts similar to those adopted in the ,garden ,city experiment1 with such modifications as experience may show to be necessary4 ,such a task as the construction of a cluster of cities like that represented in our diagram may well inspire all workers with that enthusiasm which unites men1 for it will call for the very highest talents of engineers of all kinds1 of architects1 artists1 medical men1 experts in sanitation1 landscape gardeners1 agricultural experts1 surveyors1 builders1 manufacturers1 merchants and financiers1 organisers of trades unions1 friendly and co-operative societies1 as well as the very simplest forms of unskilled labour1 together with all those forms of lesser skill and talent which lie between4 ,for the vastness of the task which seems to frighten some of my friends1 represents1 in fact1 the very measure of its value to the community1 if that task be only undertaken in a worthy spirit and with worthy aims4 ,work in abundance is1 as has been several times urged1 one of the greatest needs of to-day1 and no such field of employment has been opened up since civilisation began as would be represented by the task which is before us of reconstructing anew the entire external fabric of society1 employing1 as we build1 all the skill and knowledge which the experience of centuries has taught us4 ,it was 8a large order0 which was presented in the early part of this century to construct iron highways throughout the length and breadth of this island1 uniting in a vast network all its towns and cities4 ,but railway enterprise1 vast as has been its influence1 touched the life of the people at but few points compared with the newer call to build home-towns for slum cities2 to plant gardens for crowded courts2 to construct beautiful water-ways in flooded valleys2 to establish a scientific system of distribution to take the place of a chaos1 a just system of land tenure for one representing the selfishness which we hope is passing away2 to found pensions with liberty for our aged poor1 now imprisoned in workhouses2 to banish despair and awaken hope in the breasts of those who have fallen2 to silence the harsh voice of anger1 and to awaken the soft notes of brotherliness and goodwill2 to place in strong hands implements of peace and construction1 so that implements of war and destruction may drop uselessly down4 ,here is a task which may well unite a vast army of workers to utilise that power1 the present waste of which is the source of half our poverty1 disease1 and suffering4 ,,footnotes3 #bg ,clifford's 8,history of ,private ,bill ,legislation0 7,butterworth1 #ahhc71 ,introduction1 p4 #hh4 #bh ,see1 for instance1 the opening chapter of 8,the ,heart of ,midlothian0 7,sir ,walter ,scott74 #bi ,the chief reason for this is that agricultural land as compared with city land is of vastly larger quantity4 ,,chapter ,,xiii4 ,,the ,,future ,,of ,,london4 ,it will now be interesting to consider some of the more striking effects which will be produced on our now over-crowded cities by the opening-up in new districts of such a vast field of employment as the reader's mind will1 it is hoped1 be now able to realise with some degree of clearness4 ,new towns and groups of towns are springing up in parts of our islands hitherto well-nigh deserted2 new means of communication1 the most scientific the world has yet seen1 are being constructed2 new means of distribution are bringing the producer and the consumer into closer relations1 and thus 7by reducing railway rates and charges1 and the number of profits7 are at once raising prices to the producer and diminishing them to the consumer2 parks and gardens1 orchards and woods1 are being planted in the midst of the busy life of the people1 so that they may be enjoyed in the fullest measure2 homes are being erected for those who have long lived in slums2 work is found for the workless1 land for the landless1 and opportunities for the expenditure of long pent-up energy are presenting themselves at every turn4 ,a new sense of freedom and joy is pervading the hearts of the people as their individual faculties are awakened1 and they discover1 in a social life which permits alike of the completest concerted action and of the fullest individual liberty1 the long-sought-for means of reconciliation between order and freedom--between the well-being of the individual and of society4 ,the effects produced on our over-crowded cities1 whose forms are at once1 by the light of a new contrast1 seen to be old-fashioned and effete1 will be so far-reaching in their character that1 in order to study them effectively1 it will be well to confine our attention to ,london1 which1 as the largest and most unwieldy of our cities1 is likely to exhibit those effects in the most marked degree4 ,there is1 as ,i said at the outset1 a well-nigh universal current of opinion that a remedy for the depopulation of our country districts and for the overcrowding of our large cities is urgently needed4 ,but though every one recommends that a remedy should be diligently sought for1 few appear to believe that such a remedy will ever be found1 and the calculations of our statesmen and reformers proceed upon the assumption that not only will the tide of population never actually turn from the large cities countryward1 but that it will continue to flow in its present direction at a scarcely diminished rate for a long time to come4#cj ,now it can hardly be supposed that any search made in the full belief that the remedy sought for will not be discovered is likely to be carried on with great zeal or thoroughness2 and1 therefore1 it is perhaps not surprising to find that though the late chairman of the ,london ,county ,council 7,lord ,rosebery7 declared that the growth of this huge city was fitly comparable to the growth of a tumour 7see p4 #aa7--;few venturing to deny the correctness of the analogy--yet the various members of that body1 instead of bending their energies to reforming ,london by means of a reduction of its population1 are boldly advocating a policy which involves the purchase of vast undertakings on behalf of the municipality1 at prices which must prove far higher than they will be worth if only the long-sought-for remedy is found4 ,let us now assume 7simply as an hypothesis1 if the reader is still sceptical7 that the remedy advocated in this work is effective2 that new garden-cities are springing up all over the country on sites owned by the municipalities--the rate-rents of such corporate property forming a fund ample for the carrying on of municipal undertakings representing the highest skill of the modern engineer and the best aspirations of the enlightened reformer2 and that in these cities1 healthier1 wholesomer1 cleaner and more just and sound economic conditions prevail4 ,what1 then1 must in the nature of things be the more noticeable effects upon ,london and the population of ,london2 upon its land values2 upon its municipal debt1 and its municipal assets2 upon ,london as a labour market2 upon the homes of its people2 upon its open spaces1 and upon the great undertakings which our socialistic and municipal reformers are at the present moment so anxious to secure8 ,first1 notice that ground values will fall enormously6 ,of course1 so long as the #aba square miles out of the #eh1jjj square miles of ,england exercise a magnetic attraction so great as to draw to it one-fifth of the whole population1 who compete fiercely with each other for the right to occupy the land within that small area1 so long will that land have a monopoly price4 ,but de-magnetise that people1 convince large numbers of them that they can better their condition in every way by migrating elsewhere1 and what becomes of that monopoly value8 ,its spell is broken1 and the great bubble bursts4 ,but the life and earnings of ,londoners are not only in pawn to the owners of its soil1 who kindly permit them to live upon it at enormous rents--#af1jjj1jjj per annum1 representing the present ground value of ,london1 which is yearly increasing2 but they are also in pawn to the extent of about #dj1jjj1jjj1 representing ,london's municipal debts4 ,but notice this4 ,a municipal debtor is quite different from an ordinary debtor in one most important respect4 ,he can escape payment by migration4 ,he has but to move away from a given municipal area1 and he at once1 ipso facto1 shakes off not only all his obligations to his landlord1 but also all his obligations to his municipal creditors4 ,it is true1 when he migrates he must assume the burden of a new municipal rent1 and of a new municipal debt2 but these in our new cities will represent an extremely small and diminishing fraction of the burden now borne1 and the temptation to migrate will1 for this and many other reasons1 be extremely strong4 ,but now let us notice how each person in migrating from ,london1 while making the burden of ground-rents less heavy for those who remain1 will 7unless there be some change in the law71 make the burden of rates on the ratepayers of ,london yet heavier4 ,for1 though each person in migrating will enable those who remain to make better and yet better terms with their landlords2 on the other hand1 the municipal debt remaining the same1 the interest on it will have to be borne by fewer and yet fewer people1 and thus the relief to the working population which comes from reduced rent will be largely discounted by increased rates1 and in this way the temptation to migrate will continue1 and yet further population will remove1 making the debt ever a larger and larger burden1 till at length1 though accompanied by a still further reduction of rent1 it may become intolerable4 ,of course this huge debt need never have been incurred4 ,had ,london been built on municipally-owned land1 its rents would not only have easily provided for all current expenditure1 without any need for a levy of rates or for incurring loans for long periods1 but it would have been enabled to own its own water-supply and many other useful and profit-bearing undertakings1 instead of being in its present position with vast debts and small assets4 ,but a vicious and immoral system is bound ultimately to snap1 and when the breaking-point is reached1 the owners of ,london's bonds will1 like the owners of ,london's land1 have to make terms with a people who can apply the simple remedy of migrating and building a better and brighter civilisation elsewhere1 if they are not allowed to rebuild on a just and reasonable basis on the site of their ancient city4 ,we may next notice1 very briefly1 the bearing of this migration of population upon two great problems--the problem of the housing of the people of ,london1 and the problem of finding employment for those who remain4 ,the rents now paid by the working population of ,london1 for accommodation most miserable and insufficient1 represents each year a larger and larger proportion of income1 while the cost of moving to and from work1 continually increasing1 often represents in time and money a very considerable tax4 ,but imagine the population of ,london falling1 and falling rapidly2 the migrating people establishing themselves where rents are extremely low1 and where their work is within easy-walking distance of their homes6 ,obviously1 house-property in ,london will fall in rental value1 and fall enormously4 ,slum property will sink to zero1 and the whole working population will move into houses of a class quite above those which they can now afford to occupy4 ,families which are now compelled to huddle together in one room will be able to rent five or six1 and thus will the housing problem temporarily solve itself by the simple process of a diminution in the numbers of the tenants4 ,but what will become of this slum property8 ,its power to extort a large proportion of the hard earnings of the ,london poor gone for ever1 will it yet remain an eye-sore and a blot1 though no longer a danger to health and an outrage on decency8 ,no4 ,these wretched slums will be pulled down1 and their sites occupied by parks1 recreation grounds1 and allotment gardens4 ,and this change1 as well as many others1 will be effected1 not at the expense of the ratepayers1 but almost entirely at the expense of the landlord class3 in this sense1 at least1 that such ground rents as are still paid by the people of ,london in respect of those classes of property which retain some rental value will have to bear the burden of improving the city4 ,nor will1 ,i think1 the compulsion of any ,act of ,parliament be necessary to effect this result3 it will probably be achieved by the voluntary action of the landowners1 compelled1 by a ,nemesis from whom there is no escape1 to make some restitution for the great injustice which they have so long committed4 ,for observe what must inevitably happen4 ,a vast field of employment being opened outside ,london1 unless a corresponding field of employment is opened within it1 ,london must die1--when the landowners will be in a sorry plight4 ,elsewhere new cities are being built3 ,london then must be transformed4 ,elsewhere the town is invading the country3 here the country must invade the town4 ,elsewhere cities are being built on the terms of paying low prices for land1 and of then vesting such land in the new municipalities3 in ,london corresponding arrangements must be made or no one will consent to build4 ,elsewhere1 owing to the fact that there are but few interests to buy out1 improvements of all kinds can go forward rapidly and scientifically3 in ,london similar improvements can only be carried out if vested interests recognise the inevitable and accept terms which may seem ridiculous1 but are no more so than those which a manufacturer often finds himself compelled to submit to1 who sells for a ridiculously low price the machine which has cost a very large sum1 for the simple reason that there is a far better one in the market1 and that it no longer pays1 in the face of keen competition1 to work the inferior machine4 ,the displacement of capital will1 no doubt1 be enormous1 but the implacement of labour will be yet greater4 ,a few may be made comparatively poor1 but the many will be made comparatively rich--a very healthy change1 the slight evils attending which society will be well able to mitigate4 ,there are already visible symptoms of the coming change--rumblings which precede the earthquake4 ,london at this very moment may be said to be on strike against its landowners4 ,long-desired ,london improvements are awaiting such a change in the law as will throw some of the cost of making them upon the landowners of ,london4 ,railways are projected1 but in some cases are not built--for instance1 ,the ,epping ,forest ,railway--because the ,london ,county ,council1 most properly anxious to keep down the fares by workmen's trains1 press for and secure1 at the hands of a ,parliamentary ,committee1 the imposition of terms upon the promoters which seem to them extremely onerous and unremunerative1 but which would pay the company extremely well were it not for the prohibitive price asked for land and other property along the line of its projected route4 ,these checks upon enterprise must affect the growth of ,london even now1 and make it less rapid than it otherwise would be2 but when the untold treasures of our land are unlocked1 and when the people now living in ,london discover how easily vested interests1 without being attacked1 may be circumvented1 then the landowners of ,london and those who represent other vested interests had better quickly make terms1 or ,london1 besides being what ,mr4 ,grant ,allen termed 8a squalid village10 will also become a deserted one4 ,but better counsels1 let us hope1 will prevail1 and a new city rise on the ashes of the old4 ,the task will indeed be difficult4 ,easy1 comparatively1 is it to lay out on virgin soil the plan of a magnificent city1 such as represented on our ,diagram #e4 ,of far greater difficulty is the problem--even if all vested interests freely effaced themselves--of rebuilding a new city on an old site1 and that site occupied by a huge population4 ,but this1 at least1 is certain1 that the present area of the ,london ,county ,council ought not 7if health and beauty1 and that which is too frequently put in the front rank--rapid production of wealth forms--are to be considered7 to contain more than1 say1 one-fifth of its present population2 and that new systems of railways1 sewerage1 drainage1 lighting1 parks1 etc41 must be constructed if ,london is to be saved1 while the whole system of production and of distribution must undergo changes as complete and as remarkable as was the change from a system of barter to our present complicated commercial system4 ,proposals for the reconstruction of ,london have already been projected4 ,in #ahhc the late ,mr4 ,william ,westgarth offered the ,society of ,arts the sum of #a1bjj to be awarded in prizes for essays on the best means of providing dwellings for the ,london poor1 and on the reconstruction of ,central ,london--an offer which brought forward several schemes of some boldness4#ca ,more recently a book by ,mr4 ,arthur ,cawston1 entitled 8,a ,comprehensive ,scheme for ,street ,improvements in ,london10 was published by ,stanford1 which contains in its introduction the following striking passage3--8,the literature relating to ,london1 extensive as it is1 contains no work which aims at the solution of one problem of vast interest to ,londoners4 ,they are beginning to realise1 partly by their more and more extensive travels1 and partly through their ,american and foreign critics1 that the gigantic growth of their capital1 without the controlling guidance of a municipality1 has resulted in not only the biggest1 but in probably the most irregular1 inconvenient1 and unmethodical collection of houses in the world4 ,a comprehensive plan for the transformation of ,paris has been gradually developed since #ahdh2 slums have disappeared from ,berlin since #ahgj2 eighty-eight acres in the centre of ,glasgow have been remodelled2 ,birmingham has transformed ninety-three acres of squalid slums into magnificent streets flanked by architectural buildings2 ,vienna1 having completed her stately outer ring1 is about to remodel her inner city3 and the aim of the writer is to show1 by example and illustration1 in what way the means successfully employed for improving these cities can be best adapted to the needs of ,london40 ,the time for the complete reconstruction of ,london--which will eventually take place on a far more comprehensive scale than that now exhibited in ,paris1 ,berlin1 ,glasgow1 ,birmingham1 or ,vienna--has1 however1 not yet come4 ,a simpler problem must first be solved4 ,one small ,garden ,city must be built as a working model1 and then a group of cities such as that dealt with in the last chapter4 ,these tasks done1 and done well1 the reconstruction of ,london must inevitably follow1 and the power of vested interests to block the way will have been almost1 if not entirely1 removed4 ,let us1 therefore1 first bend all our energies to the smaller of these tasks1 thinking only of the larger tasks which lie beyond as incentives to a determined line of immediate action1 and as a means of realising the great value of little things if done in the right manner and in the right spirit4 ,,the ,,end4 ,,footnotes3 #cj ,it is scarcely necessary to give instances of what is meant2 but one that occurs to my mind is that this assumption of the continued growth of ,london forms one of the fundamental premises of the ,report of the ,royal ,commission on ,metropolitan ,water ,supply1 #ahic4 ,on the contrary1 it is satisfactory to note that ,mr4 ,h4 ,g4 ,wells has recently entirely changed his views as to the future growth of ,london 7see 8,anticipations10 chap4 ii4 74 ,read also 8,the ,distribution of ,industry10 by ,p4 ,w4 ,wilson1 in 8the ,heart of the ,empire0 7,fisher ,unwin71 and ,paper by ,mr4 ,w4 ,l4 ,madgen1 ,m4,i4,e4,e41 on 8,industrial ,redistribution10 ,society of ,arts ,journal1 ,february1 #aijb4 ,see also note on page #ca4 #ca ,see 8,reconstruction of ,central ,london0 7,george ,bell and ,sons74 ,,index ,a ,act of ,parliament for enforcement of rates unnecessary1 #ff 7,see ,parliament47 ,adelaide1 #abi ,administration1 ,chapters vi41 vii41 viii42 effects of dissatisfaction with1 not greater than in any other municipality1 #ii ,agricultural ,land1 its low value compared with city land1 #bh2 its probable future rise in value1 #acf ,allen's1 ,mr4 ,grant1 ,description of ,london1 #adh ,allotments1 their favourable situations1 #cc ,appropriation of wealth-forms advocated by ,socialists1 #aag2 a new creation of urged as a counter programme1 #abb ,b ,bakeries1 #hb ,balfour1 ,right ,hon4 ,a4 ,j41 real question for working classes is one of production1 not of division1 #aaf ,baker1 ,sir ,benj41 ,sewerage of ,london1 #cb2 ,london ,railways1 #aca ,banks1 ,penny1 precursors of ,post ,office ,banks1 #hh2 ,pro-,municipal1 #hh ,barwise1 ,dr41 ,water famine in ,derbyshire1 #ag ,binnie1 ,sir ,alexander1 ,sewerage of ,london1 #cb ,birmingham1 profits on gas1 #fg ,blake's resolve1 #bj ,boffin1 ,mr4 and ,mrs41 #gj ,bruce1 ,lord1 ,liquor ,traffic1 #aj ,buckingham1 ,j4 ,s41 his scheme combined with others1 #aaj ,building lots1 number and size1 #ci2 estimated rents1 #da -- ,societies1 a field for1 #hi ,burns1 ,mr4 ,j41 ,m4,p41 ,l4,c4,c41 #hi ,c ,cadbury1 ,george1 and temperance1 #he ,capital1 ,how raised1 #bj1 #dc2 security for1 #fc1 #fd 7,see 8,wealth ,forms and ,vested ,interests407 ,cawston1 ,arthur1 ,scheme for ,london improvement1 #adi ,central ,council1 ,its ,rights1 powers1 and duties1 #ga2 delegation of its powers1 #gb2 how constituted1 #gd ,chamberlain1 ,right ,hon4 ,joseph1 ,limits of ,municipal activity1 #fh ,charitable ,institutions1 #bg1 #fe ,chester1 ,bishop of1 ,temperance1 #he ,children and water famine1 #ag2 nearness to schools1 #dh ,china1 ,alleged effects of opium1 #aj ,churches1 #bd1 #ci ,circle ,railway1 #be2 cost of1 #eh1 #fj2 ,railway and ,canal ,traffic ,act 7#ahid71 #fj ,cities1 ,alarming growth of1 #aa2 true mode of growth1 #ea1 #abh ,clifford1 on growth of railways1 #abg ,cobbett1 on ,london1 #aa ,common ownership of land1 how brought about1 #ba1 #abd ,communism1 ,difficulties of1 #ie-f ,compensation for improvements1 #cd ,competition1 ,rents fixed by1 #ba2 as test of systems1 #bf1 #gd2 effect on prices1 #hj ,consumers' ,league1 #hc ,co-operative farms1 #be -- kitchens1 #bd -- organisation and disorganisation1 #ij -- stores1 #hb -- principle1 ample scope for growth of1 #bg1 #gj1 #hd ,country1 depopulation of1 #aa ,country life and town life contrasted and combined1 #ae1 #ai ,county ,councils1 ,larger powers for1 #acd ,cow pastures1 #be ,cricket fields1 #fc ,crystal ,palace1 #bc1 #gg ,d ,daily ,chronicle4 ,cost of re-housing1 #ec ,daily ,news4 ,life in our villages1 #ab ,debentures ,a1 ,rate of interest and how secured1 #bj1 #ba -- ,b1 ,rate of interest and how secured1 #dc1 #fc ,departments1 ,the1 #gc ,distribution1 ,a more just1 of wealth1 combined with greater production1 #aag ,e ,electricity1 profit on1 in ,manchester1 #fg ,electric light1 #be1 #ca ,estimates1 #eh ,f ,factories1 #be2 diagram1 #c2 estimated rents1 #da ,failures foundation of success1 #id2 causes of former considered1 chap4 ix4 ,fairman1 ,frank1 ,poor cannot be raised without depressing rich1 #aaf ,farquharson1 ,dr41 on rings of middlemen1 #cb ,farrar1 ,dean1 ,growth of cities1 #aa ,fields1 farms1 and workshops1 ,krapotkin1 #ca ,floods and water famine1 #ag ,force without1 compared with impulse within1 #ach ,freedom4 7,see ,liberty47 ,g ,george1 ,henry1 ,all blame on landlords1 #abd ,gorst1 ,sir ,john1 on growth of cities1 #aa1 #ai ,grand ,arcade4 7,see ,crystal ,palace and ,local ,option47 -- ,avenue1 #bd1 #ci1 #dj ,green1 ,j4 ,r41 on sudden changes1 #i ,ground rents #as4 #a;d4 per head1 #ci2 how applied1 #dj ,h ,hawthorne4 ,human nature1 like a potato1 requires transplanting1 #abf ,hobson4 ,physiology of industry1 #ia ,hyndman1 ,mr41 ,views of1 #aai ,i ,increment of land value secured by migrants1 #bi ,individual taste encouraged1 #bd ,individualism1 an excellent principle1 but should be associated with co-operation1 #if2 thus carrying out principle advocated by ,lord ,rosebery1 #aag2 society may become more ,individualistic and more ,socialistic1 #aaf ,industry1 ,redistribution of1 #adb ,inspection1 #bd ,insurance against accident or sickness1 #bh ,interest4 7,see ,debentures47 ,isolated efforts1 necessity for1 #ie ,issues1 distinct1 raised at election times1 #ge ,j ,jerusalem1 ,blake's ,resolution1 #bj ,k ,kidd1 ,mr4 ,benj41 on antagonism between interests of society and of individual1 #aag ,krapotkin1 ,prince1 ,fields1 farms1 and workshops1 #ca ,l ,labour leaders1 a programme for1 #ij -- saving machinery1 object lesson in1 #ee ,land compared with other wealth forms1 #aah1 #abb ,landlord1 ,average man a potential1 #abd2 landlords will become divided into two camps1 #ace1 #acf2 their ,nemesis1 #adg ,landlord's rent1 meaning of term1 #ce2 insignificant amount in ,garden ,city1 #ci ,land system may be attacked without attacking individuals1 #bh1 #abd1 #ace ,large farms1 #be ,laundries1 #hb ,lawn tennis courts1 #fc ,leases contain favourable covenants1 #dj ,liberty1 ,principles of1 fully observed1 #bf1 #hg1 #if1 #aab1 #ada ,library ,public1 #bb2 diagram1 #c2 cost1 #eh1 #fb ,lighting1 #be1 #bf1 #ff ,local option and shopping1 #gg2 its effects on prices1 quality1 and wages1 #hj2 it diminishes risks1 #hj2 reduces working expenses1 #hb2 checks sweating1 #hc2 application to liquor traffic1 #hd ,local ,self-government1 ,problem of1 solved1 #gb ,london1 ,growth of1 ,lord ,rosebery on1 #aa2 high rents1 #bh1 #add2 their impending fall1 #add2 sewerage system 8unalterably settled10 #cc2 area too small for its population1 #ch2 growth chaotic1 #eb2 ,garden ,city contrasted with1 #ea2 cost of its school sites and buildings compared with ,garden ,city1 #dh2 cost of dwellings contrasted1 #ec1 #ed2 excessive number of shops1 #ha2 want of railroad system1 #aca2 contrast with ,garden ,city's system1 #acj2 its future1 chap4 xiii42 its continued growth generally anticipated1 #adb2 this leads to mistaken policy of ,london ,county ,council1 #adc2 its large debt and small assets1 #add1 #ade2 simultaneous fall of ground values and rise of rates as the withdrawal of population makes debt per head larger1 #ade2 cost of moving to and from work ever increasing1 #adf2 comparison with ,garden ,city in this respect2 slum property falls to zero1 #adf2 transformation of ,london1 #adg2 ,london on strike against its landlords1 #adh2 the 8squalid village10 unless entirely reconstructed1 will become deserted1 #adh2 proposals for reconstruction of1 #adi ,m ,machinery1 #ee ,madgen1 ,mr4 ,w4 ,l41 on ,industrial ,redistribution1 #adb ,magnets1 ,the ,three1 #af ,management expenses1 #fb ,manchester1 profit on electricity1 #fg ,mann1 ,tom1 on the depopulation of the country1 #ac ,manufacturers1 choice of workmen1 #gg ,markets1 #gf2 town forms a natural market for farmers1 #bb1 #bf ,marshall1 ,professor1 on ,london overcrowding1 #ch2 on organised migration1 #ajd ,marshall1 ,a4 and ,m4 ,p41 on excessive number of shops in ,london1 #ha ,master-,key1 #ac 8,merrie ,england10 inconsistency of its proposals1 #abj ,mexico experiment1 #ih ,middlemen1 their number reduced1 #cb ,migration1 organised1 secures1 7a7 combined advantages of town and country1 chapters i41 ii41 iii41 etc42 7b7 full increment of land values for migrants1 #bi2 7c7 saving of compensation in respect of business disturbance1 #dg1 #ec2 7d7 large reduction in railway rates1 #cb1 #ea2 7e7 the advantages and economies of a well-planned city1 #ea2 7f7 a splendid system of water supply within its own territory2 7g7 proximity of workers to work1 #ed2 7h7 a greater extent of local self-government1 #gb2 7i7 plenty of space and avoids overcrowding1 #hh2 7j7 opportunities for economic use of money1 #ib2 7k7 a way of escape from present municipal obligations1 #add2 7l7 a field of work for unemployed1 #ic2 is advocated by ,wakefield1 #ajb2 by ,professor ,marshall1 #ajd ,milk1 saving effected in the case of1 #cb ,mill1 ,j4 ,s41 his endorsement of ,wakefield1 #ajd2 on the ephemeral nature of wealth1 #aah ,misgovernment1 check upon1 #ga ,money not consumed by being spent1 #ia2 importance of dispensing with its unnecessary use1 #ib2 set free from its enchantment1 #ic ,monopoly1 no rigid1 #bg2 evils of may be avoided in the case of shops1 and advantages of competition secured1 #gi ,morley1 ,right ,hon4 ,j41 on ,temperance1 #aj2 on the gradual adoption of new ideas1 #hf ,mummery and ,hobson1 8,physiology of ,industry10 #ia ,municipal enterprise1 growth of1 how determined1 #bg1 #gj2 its limits1 #fi1 #gj2 at present small range compared with private1 #ii ,n ,nationalisation must be preceded by humbler tasks1 #hi ,neale1 ,mr4 ,v41 on excessive number of shops in ,london1 #ha ,need1 ,an urgent1 #aad ,nunquam4 7,see ,merrie ,england47 ,o ,old age pensions4 7,see ,pensions47 ,order and freedom1 reconciliation of1 #ada1 #adb ,over-crowding prevented1 #hh ,owen1 ,a4 ,k41 ,experiment of1 #ih ,p ,parks and gardens1 #bb1 #bd1 #ci2 cost of1 #fb ,parliamentary powers unnecessary in the early stages of railway enterprise1 but requisite later2 so in relation to the reform initiated by proposed experiment1 #abf1 #acd ,pensions1 #bh1 #fe ,petavel1 ,capt41 #fa ,philanthropic institutions1 #bg1 #fe1 #ff ,plan1 importance of in building cities1 #ea ,playgrounds4 7,see ,parks47 ,police1 #ff ,poor law administration1 #ff ,power1 #be ,prices raised to producer1 diminished to consumer1 #cb1 #ada ,private and public enterprise4 7,see ,municipal47 ,production1 ,right ,hon4 ,a4 ,j4 ,balfour on necessity of increased production1 #aaf2 increased production secured and distribution rendered more just1 #aaf ,pro-,municipal enterprise1 chap4 viii4 ,public-houses4 7,see ,temperance47 ,public-houses1 ,trust1 #he ,r ,railways1 their rapid growth1 #abg2 a carefully planned system of1 #acj2 chaos in ,london1 #aca2 construction of railway system was 8a large order20 a larger one remains to be executed1 #aci1 #adj ,railway rates1 reduction in1 #cb1 #ea1 #fj1 #ada 8,rate rent10 meaning of term1 #cd1 #ce2 revenue raised entirely by rate-rents1 which are fixed by competition1 #ba1 #bf1 #bh1 #gc2 tenants in occupation have some preference1 #cd2 assessed by a committee1 #gc2 estimate of1 from agricultural estate1 chap4 ii42 from town estate1 chap4 iii42 what these suffice to do1 chap4 iv4 and v4 ,rates levied by outside bodies1 provision for1 #eh1 #fe ,recreation1 boating1 bathing1 etc4 7,see ,parks47 ,rents1 computation of1 in ,england and ,wales1 #cj 8,revolution1 ,the ,coming10 #ca ,revolution1 ,social1 at hand1 #acd ,rhodes1 ,dr41 on growth of cities1 #ab ,risk of shopkeepers1 #hj ,roads1 cost of maintenance small1 #be2 estimated cost1 #ei ,rosebery1 ,lord1 compares ,london to a tumour1 #aa2 on borrowing from ,individualism and ,socialism1 #aag ,ruskin1 ,mr4 ,j41 #bj ,s ,sanitation1 #bd ,st4 ,james ,gazette on dangerous growth of cities1 #ab ,schools1 sites for1 #bd2 comparison with ,london1 #dg2 estimated cost of buildings and maintenance1 #eh1 #fa ,semi-municipal industry1 meaning of term1 #gf ,sewage1 #be2 cost of system1 #eh2 difficulties in ,london1 #cb ,shaw-,lefevre1 ,right ,hon4 ,g4 ,j41 on chaotic growth of ,london1 #eb ,shops1 factories1 etc41 estimated rents from1 #da2 excess of in ,london1 #ha2 multiplication of prevented1 #gh2 risk of shop-keepers reduced1 #hj 7,see ,local ,option and ,crystal ,palace47 ,sinking fund for land1 #ba1 #bh1 #cd1 #db2 for works1 #eh1 #fe ,slum property declines to zero1 #adf2 is destroyed and sites converted into parks1 #adf ,small holdings1 #be ,smoke1 absence of1 #be ,social cities1 chap4 xii4 ,socialism1 does not represent a basis on which an experiment can safely proceed1 #ig2 inconsistency of ,socialistic writers1 #aah2 their neglect of the land question1 #abc2 their threats little heeded1 #ace2 and their efforts meet with little success1 #acg ,spence1 scheme of common land administered by parish1 #ajf2 the difference between this and my own chiefly one of method1 #ajg ,spencer1 ,herbert1 advocated common land administered by ,state1 #ajg2 his reasons for withdrawing his proposals1 7a7 evils attending ,state control1 #ajh2 7but my scheme1 like ,spence's1 free from these evils1 #aji72 7b7 difficulty of acquiring land on equitable terms1 and of yet making it remunerative to purchasers1 #ajh2 7this difficulty completely overcome in my proposals1 #aji72 the 8dictum of absolute ethics0 that all men are equally entitled to the use of the earth practically realised under my scheme1 #aaj2 his objection on principle to ,state control rebuked out of his own mouth1 #aji ,star1 ,the1 on depopulation of country1 #ab ,strand to ,holborn1 new street1 #eb ,strikes1 the true and the false1 #ij2 of ,london against landlordism1 #adh ,subways1 growing need for1 #ed2 their economy1 #ei ,sweating1 opportunity for public conscience to express itself1 against1 #hc ,t ,temperance1 ,right ,hon4 ,john ,morley on1 #aj2 ,lord ,bruce on1 #aj2 experiment may lead to temperance reform1 #hd ,the ,times on sudden changes1 #i -- ,three ,magnets1 ,diagram #a1 #af ,tillett1 ,mr4 ,ben1 on depopulation of country1 #ab ,topolobampo experiment1 #ih ,town life and country life contrasted and combined1 #af-ai ,tramways1 #ff1 #aca ,trees1 #bc1 #ci1 #fc ,u 8,unearned increment0 a misnomer1 #bi ,v ,variety in architecture1 #bd2 in cultivation of soil1 #be2 in employments1 #aaa ,vested ,interests1 indirectly threatened1 become divided1 #ace2 the same thing has occurred before1 #ace2 vested interests of skill1 labour1 energy1 talent1 and industry1 the most important of all vested interests consolidated by the same force which divides the vested interests of land and capital in twain1 #ach ,villages1 ,depopulation of4 7,see ,country47 ,w ,wages1 ,effect of competition upon1 #ha ,wakefield1 ,art of ,colonisation1 #ajb2 ,j4 ,s4 ,mill's view of it1 #ajd ,war1 implements of1 drop down1 #adj ,ward1 ,mrs4 ,humphrey1 all changes preceded by sporadic efforts1 #id ,wards1 town divided into by boulevards1 #bb2 each ward in a sense a complete town1 #de2 work on one practically complete before commencing on another1 #de ,waste products1 utilisation of1 #cc ,water1 scarcity of in country1 #ag ,water-supply usually a source of revenue1 #ff ,wealth-forms for the most part extremely ephemeral1 #aah2 ,j4 ,s4 ,mill on1 #aah ,wells1 ,mr4 ,h4 ,g4 on future growth of ,london1 #adb ,westgarth1 ,mr4 ,william1 prizes for essays on reconstruction of ,london1 #adi ,wilson1 ,p4 ,w41 on the distribution of industry1 #adb ,winter ,garden4 7,see ,crystal ,palace47 ,women may fill all offices in municipality1 #ge ,work1 plenty of1 #ee1 #hh1 #abb1 #acj1 #adg ,workmen's trains1 #adh ,,postscript4 8,to-,morrow10 of which this book is substantially a reproduction1 having been published towards the end of #ahih1 the reader who has followed me thus far will be interested to learn what has been done1 and what is proposed to be done to realise the project which was there set forth4 ,i will endeavour to answer these questions4 ,at the outset1 ,i perceived that the first thing was to make the project widely known--that the city which was pictured so vividly in my own mind must be pictured more or less vividly by many1 and that a strong and widespread desire for its up-rearing must be created before a single step could be wisely taken to put the project in a concrete form4 ,for the task before me was1 ,i was fully conscious1 a most difficult one1 and demanded the hearty co-operation of men and of women#cb experienced in very numerous departments of human activity2 and many of these had to be reached and enlisted4 ,city building1 as a deliberately thought-out enterprise1 is indeed a lost art1 in this country at least1 and this art has not only to be revived1 but has to be carried to finer issues than those who have before practised it ever dreamt of4 ,autocrats like ,alexander the ,great and ,philip ,,ii4 could build cities according to well-thought out and carefully-matured plans1 because they could impose their will by force2 but a city which is to be the outward expression of a strong desire to secure the best interests of all its inhabitants can1 among a self-governing people1 only arise as the outcome of much patient and well-sustained effort4 ,moreover1 the building of the first of such cities necessarily involves co-operation on new lines--in untried ways2 and1 as it is essential that the freedom of the individual as well as the interests of the community should be preserved1 very much work must needs be done to prepare the way for the successful launching of such an experiment4 ,my task--hardly a self-imposed one1 for1 when ,i commenced my investigations many years ago1 ,i little dreamed where they would lead me--was rendered especially difficult by the nature of my professional work1 which it was impossible for me to give up2 and ,i could1 therefore1 only give odds and ends of time and energies largely exhausted to the work4 ,but1 fortunately1 ,i was not left without help4 ,first the press came to my aid4 8,to-,morrow0 was very widely noticed4 ,many books have been more fully reviewed1 but few have been noticed1 and favourably noticed1 in such a variety of types of journals as 8,to-,morrow0 has been4 ,besides the daily and weekly papers of ,london and the provinces1 the project has been favourably commented upon in journals representing widely different points of view4 ,i may mention1 merely as illustrations of this--8,commerce10 8,country ,gentleman10 8,spectator10 8,leisure ,hour10 8,court ,circular10 8,clarion10 8,builder's ,journal10 8,commonwealth10 8,young ,man10 8,councillor and ,guardian10 8,ladies' ,pictorial10 8,public ,health ,engineer10 8,municipal ,journal10 8,argus10 8,vegetarian10 8,journal of ,gas ,lighting10 8,labour ,copartnership10 8,hospital10 8,brotherhood10 8,municipal ,reformer40 ,nor was the reason of this widespread interest difficult to discover4 ,the project1 indeed1 touches life at every point1 and when once carried out will be an object-lesson which must have far-reaching and beneficial results4 ,but1 although approval of my aims was general1 doubts were often1 especially at first1 expressed as to their realisability4 ,thus1 the 8,times0 said3 8,the details of administration1 taxation1 etc41 work out to perfection4 ,the only difficulty is to create the city1 but that is a small matter to ,utopians40 ,if this be so1 then1 by the 8,times'0 own showing1 ,i am no ,utopian1 for to me the building of the city is what ,i have long set my mind upon1 and it is with me no 8small matter40 ,a few months after this1 however1 the 8,journal of ,gas ,lighting0 put my case very forcibly thus3 8,why should the creation of a town be an insuperable difficulty4 ,it is nothing of the kind4 ,materials for a tentative realisation of ,mr ,howard's ideal city exist in abundance in ,london at the present moment4 ,time and again it is announced that some ,london firm have transferred their factory to ,rugby1 or ,dunstable1 or ,high ,wycombe for business reasons4 ,it ought not to be impossible to systematise this movement and give the old country some new towns in which intelligent design shall direct the social workings of economic forces40 ,in my spare time ,i lectured on the ,garden ,city1 the first lecture after publication being given in ,december1 #ahih1 at the ,rectory ,road ,congregational ,church1 ,stoke ,newington1 ,n4 ,in the chair was ,mr4 ,t4 ,e4 ,young1 past ,president1 ,institute of ,actuaries1 and ,i was supported also by ,dr4 ,forman1 ,a4,l4,c4,c42 ,rev4 ,c4 ,fleming ,williams1 ,a4,l4,c4,c42 ,mr4 ,james ,branch1 ,l4,c4,c42 and ,mr4 ,lampard1 ,l4,c4,c4 ,the lecture was well reported in a local journal1 and ,i speedily found that1 by means of lectures1 interest in the project could be widened1 because the subject made 8good copy40 ,i1 therefore1 as far as possible1 have always given lectures when requested1 and have spoken in ,london1 ,glasgow1 ,manchester1 and many provincial towns4 ,friends1 too1 began to help1 the ,rev4 ,j4 ,bruce ,wallace1 ,m4,a41 of ,brotherhood ,church being among the first to lecture upon the project2 nor shall ,i ever forget the pleasure ,i felt at hearing his simple and forcible exposition of it4 ,soon after the publication of 8,to-,morrow10 ,i began to receive many letters1 and these often from business men4 ,one of the first of these was from ,mr4 ,w4 ,r4 ,bootland1 of ,daisy ,bank ,mills1 ,newchurch1 near ,warrington1 who wrote heartily commending the project as 8sound business10 and yet as likely to confer great public benefits4 ,after a few months of such fitful work as ,i could undertake1 ,i consulted a friend1 ,mr ,f4 ,w4 ,flear1 and we decided it would be well to form an ,association with a view to securing supporters in a more systematic manner1 and of formulating the scheme more completely1 so that1 at as early a date as possible1 a suitable organisation might be created for carrying it out4 ,accordingly1 on the #ajth ,june1 #ahii1 a few friends met at the offices of ,mr4 ,alexander ,w4 ,payne1 ,chartered ,accountant1 #gj ,finsbury ,pavement1 ,e4,c41 ,mr ,fred4 ,bishop1 of ,tunbridge ,wells1 in the chair1 and the ,garden ,city ,association was formed--,mr4 ,payne being its first ,hon4 ,treasurer1 and ,mr4 ,f4 ,w4 ,steere1 a barrister1 who had written a very useful summary of 8,to-,morrow0 in ,uses1 its first ,hon4 ,secretary4 ,on the #bast of the same month1 a public meeting was held at the ,memorial ,hall1 ,farringdon ,street1 ,e4,c41 which was presided over by ,sir ,john ,leng1 ,m4,p41 who1 at a very short notice1 gave an interesting outline of the project1 and urged those present to support me in my very difficult task4 ,at this meeting a ,council was formed1 and at the first sittings of that body ,mr4 ,t4,h4,w4 ,idris1 ,j4,p41 ,l4,c4,c41 was elected chairman1 a post which he resigned at a later stage on account of ill-health1 though remaining as firmly convinced as ever of the soundness of the ,garden ,city idea4 ,lecturers now began to come forward in different parts of the country1 and additional interest was afforded by lantern slides and diagrams4 ,the ,association steadily grew1 and three months after its formation ,i was able to write to the 8,citizen03--8,the ,association numbers amongst its members1 ,manufacturers1 ,co-operators1 ,architects1 ,artists1 ,medical ,men1 ,financial ,experts1 ,lawyers1 ,merchants1 ,ministers of ,religion1 ,members of the ,l4,c4,c41 ,moderate and ,progressive2 ,socialists and ,individuals1 ,radicals and ,conservatives40 ,our subscriptions1 however1 were very small4 ,we had put the minimum at the democratic shilling1 so that none should be shut out1 but1 unfortunately1 some who could afford much more were content to subscribe that sum1 and1 from the formation of the ,association until ,august #ac1 #aija--;a little more than two years--the total subscriptions to the general funds of the ,association only reached #bda #acs4 #i;d4 ,a change suddenly came over the ,association4 ,i learned early in #aija that ,mr4 ,ralph ,neville1 ,k4,c41 had written in 8,labour ,copartnership0 expressing his full approval of the essential principles of the ,garden ,city project1 and when ,i called upon him he at once consented to join our ,council1 and1 shortly afterwards1 was unanimously elected its chairman4 ,at about the same time1 though our financial position hardly justified such a step1 we took an office of our own1 and engaged a paid secretary1 who agreed to devote his whole time to the work4 ,and here the ,garden ,city ,association was very fortunate4 ,it secured the services of ,mr4 ,thomas ,adams1 a young ,scotchman1 who has proved active1 energetic1 and resourceful--to whose suggestion was due the ,conference held last ,september at ,mr4 ,cadbury's beautiful village of ,bournville1 which has done more than anything else to make the ,garden ,city ,association and its project known to the great public1 and to give to our members ocular proof of the feasibility--indeed1 the wonderful success--of a scheme in so many respects like our own4#cc ,since our ,annual ,meeting in ,december our membership has increased--thanks mainly to a special effort of members--from #ecj to #a1cjj2 and1 as many of our friends1 anxious to put the project to the test of experiment at an early date1 are offering to subscribe very considerable sums1 a ,joint ,stock ,company1 to be called the ,garden ,city ,pioneer ,company1 ,limited1 with a small capital of about #bj1jjj1 is being formed for the purpose of securing the option of a site1 and of preparing and presenting to the public a complete scheme adapted to the development of the site thus selected--a scheme which will be in accordance with the general principles set forth in this book1 but differing1 of course1 in many details4 ,subscribers to this preliminary ,company will1 of course1 run considerable risk2 and1 as the profits1 even in the event of the most complete success1 will only be nominal1 the appeal will be addressed only to those who take an interest in the project as public-spirited citizens4 ,the ,secretary of the ,garden ,city ,association will give the latest information on this subject1 and will also gladly enrol members4 ,no one can possibly be under a greater obligation than he who has an idea which he earnestly wishes to see carried out and who finds others helping him to make visible that which exists only as a thought4 ,under this greatest of debts am ,i4 ,by writing2 by speaking2 by organising public meetings and drawing-room meetings2 by suggestion1 encouragement1 and advice2 by secretarial and other work2 by making the project known among their friends2 by subscribing funds for propaganda work2 and1 now1 by offering to subscribe considerable sums for practical steps1 many have helped and are helping me to do that which1 without their aid1 must have been quite impossible4 ,they have thus multiplied my strength a thousandfold2 and from the very bottom of my heart ,i thank them for the assurance of speedy success which their efforts have thus given me4 ,ere long1 ,i trust we shall meet in ,garden ,city4 ,,footnotes3 #cb ,woman's influence is too often ignored4 ,when ,garden ,city is built1 as it shortly will be1 woman's share in the work will be found to have been a large one4 ,women are among our most active missionaries4 #cc ,through the kindness of ,messrs4 ,lever ,brothers1 a conference is being arranged for ,july this year at ,port ,sunlight1 a most admirably planned industrial village in ,cheshire4 ,,garden ,,city ,,association4 ,,vice-,,presidents4 ,the ,countess of ,warwick4 ,the ,earl of ,carrington1 ,g4,c4,m4,g41 ,l4,c4,c4 ,the ,earl of ,meath1 ,l4,c4,c4 ,the ,bishop of ,london4 ,the ,bishop of ,hereford4 ,the ,bishop of ,rochester4 ,percy ,alden1 ,m4,a4 ,dr4 ,tempest ,anderson 7,york74 ,yarborough ,anderson4 ,l4 ,a4 ,atherley-,jones1 ,k4,c41 ,m4,p4 ,william ,baker4 ,r4 ,a4 ,barrett 7,ashton-under-,lyne74 ,j4 ,williams ,benn1 ,j4,p41 ,l4,c4,c4 ,sir ,m4 ,m4 ,bhownaggree1 ,k4,c4,i4,e41 ,m4,p4 ,w4 ,r4 ,bootland 7,manchester74 ,rev4 ,stopford ,brooke1 ,m4,a4 ,the ,right ,hon4 ,james ,bryce1 ,m4,p4 ,w4 ,p4 ,byles1 ,j4,p4 7,bradford74 ,george ,cadbury1 ,j4,p4 7,bournville74 ,w4 ,s4 ,caine1 ,m4,p4 ,robert ,cameron1 ,m4,p4 ,professor ,chapman 7,manchester74 ,rev4 ,thomas ,child4 ,dr4 ,john ,clifford1 ,m4,a4 ,miss ,marie ,corelli4 ,walter ,crane4 ,alderman ,w4 ,h4 ,dickinson1 ,l4,c4,c4 ,canon ,moore ,ede 7,sunderland74 ,samuel ,edwards1 ,j4,p4 7,birmingham74 ,the ,master of ,elibank1 ,m4,p4 ,alfred ,emmott1 ,m4,p4 ,f4 ,j4 ,farquharson1 ,j4,p4 ,mrs4 ,anna ,farquharson4 ,michael ,flrscheim4 ,lady ,forsyth4 ,sir ,walter ,foster1 ,m4,p4 ,madame ,sarah ,grand4 ,corrie ,grant1 ,m4,p4 ,w4 ,winslow ,hall1 ,m4,d41 ,m4,r4,c4,s4 ,g4 ,a4 ,hardy1 ,l4,c4,c4 ,cecil ,harmsworth4 ,r4 ,leicester ,harmsworth1 ,m4,p4 ,henry ,b4 ,harris4 ,anthony ,hope ,hawkins4 ,the ,hon4 ,claude ,g4 ,hay1 ,m4,p4 ,sir ,robert ,head1 ,bart4 ,c4 ,e4 ,hobhouse1 ,m4,p4 ,henry ,holiday4 ,canon ,scott ,holland4 ,george ,jacob ,holyoake4 ,rev4 ,alfred ,hood4 ,t4 ,h4 ,w4 ,idris1 ,j4,p4 ,ben4 ,jones 7,chairman ,c4,w4,s4 ,london74 ,mrs4 ,ashton ,jonson4 ,dean ,kitchin 7,durham74 ,george ,lampard1 ,l4,c4,c4 ,a4 ,l4 ,leon1 ,l4,c4,c4 ,sir ,john ,leng1 ,m4,p4 ,w4 ,h4 ,lever 7,port ,sunlight74 ,j4 ,w4 ,logan1 ,m4,p4 ,dr4 ,t4 ,j4 ,macnamara1 ,m4,p4 ,walter ,t4 ,macnamara4 ,mrs4 ,magrath4 ,r4 ,biddulph ,martin1 ,m4,p4 ,professor ,alfred ,marshall 7,cambridge74 ,rev4 ,f4 ,b4 ,meyer4 ,edward ,r4 ,p4 ,moon1 ,m4,p4 ,mrs4 ,morgan-,browne4 ,harington ,morgan4 ,the ,hon4 ,dadabhai ,naoroji4 ,mrs4 ,overy4 ,gilbert ,parker1 ,m4,p4 ,f4 ,platt-,higgins1 ,m4,p4 ,sir ,robert ,pullar 7,perth74 ,joseph ,rowntree 7,york74 ,c4 ,e4 ,schwann1 ,m4,p4 ,arthur ,sherwell4 ,albert ,spicer1 ,j4,p4 ,henry ,c4 ,stephens1 ,j4,p4 ,miss ,julie ,sutter4 ,a4 ,c4 ,swinton4 ,ivor ,h4 ,tuckett 7,cambridge74 ,j4 ,elliott ,viney4 ,professor ,a4 ,r4 ,wallace1 ,d4,c4,l41 ,f4,r4,s4 ,j4 ,bruce ,wallace1 ,m4,a4 ,h4 ,g4 ,wells4 ,richard ,whiteing4 ,j4 ,h4 ,whitley1 ,m4,p4 ,aneurin ,williams4 ,alderman ,rev4 ,fleming ,williams1 ,l4,c4,c4 ,robert ,williams1 ,f4,r4,i4,b4,a41 ,l4,c4,c4 ,henry ,j4 ,wilson1 ,m4,p4 ,wm4 ,woodward1 ,a4,r4,i4,b4,a4 ,robert ,yerburgh1 ,m4,p4 ,t4 ,e4 ,young1 ,b4,a41 ,f4,r4,a4,s4 ,j4 ,h4 ,yoxall1 ,m4,p4 ,,council4 ,chairman--,ralph ,neville1 ,k4,c4 ,hon4 ,treasurer--,a4 ,w4 ,payne1 ,f4,c4,a41 ,f4,s4,s4 ,a4 ,s4 ,e4 ,ackerman1 ,a4,m4 ,inst4 ,c4,e4 ,c4 ,m4 ,bailhache1 ,,ll4,b ,g4 ,m4 ,bishop4 ,arthur ,blott4 ,miss ,edith ,bradley 7,lady ,warwick ,hostel74 ,james ,branch1 ,j4,p41 ,l4,c4,c4 ,william ,carter4 ,j4 ,cleghorn4 ,g4 ,croscer4 ,f4 ,w4 ,flear4 ,j4 ,c4 ,gray 7,secretary1 ,co-op4 ,union ,manchester74 ,ebenezer ,howard4 ,mrs4 ,ebenezer ,howard4 ,james ,p4 ,hurst4 ,h4 ,c4 ,lander1 ,a4,r4,i4,b4,a4 ,fred4 ,w4 ,lawrence4 ,m4,a4 ,h4 ,d4 ,pearsall1 ,m4,inst4,c4,e4 ,t4 ,p4 ,ritzema1 ,j4,p4 7,blackburn74 ,edward ,rose4 ,hon4 ,rollo ,russell4 ,w4 ,h4 ,gurney ,salter4 ,sydney ,schiff 7,chester74 ,w4 ,s4 ,sherrington1 ,m4,a41 ,l4,l4,m4 ,edward ,t4 ,sturdy4 ,alderman ,w4 ,thompson4 ,herbert ,warren1 ,b4,a4 ,aneurin ,williams4 7,the full ,council will consist of #cj ,members47 ,honorary ,provincial ,secretaries4 ,manchester ,district--,r4 ,morrell1 ,moston ,lane1 ,new ,moston1 ,manchester4 ,liverpool and ,cheshire ,district--,j4 ,norton1 #a ,morningside ,road1 ,bootle1 near ,liverpool4 ,n4,e4--,f4 ,w4 ,bricknell1 ,guyscliffe1 ,hessle1 ,east ,yorks4 ,midlands--,rev4 ,j4 ,b4 ,higham1 #be ,copthorne ,road1 ,wolverhampton4 ,robert ,mac,laurin1 #ci ,caldercuilt ,road1 ,maryhill1 ,glasgow4 ,scotland--,james ,allport1 #ae ,montpelier1 ,edinburgh4 ,general ,secretary-- ,,thomas ,,adams1 #gg ,chancery ,lane1 ,london1 ,w4,c4 ,objects4 ,to promote the discussion of the project suggested by ,mr4 ,ebenezer ,howard in 8,to-morrow0#cd1 and ultimately to formulate a practical scheme on the lines of that project1 with such modifications as may appear desirable4 ,membership4 ,payment of an ,annual ,subscription of not less than #as4 confers ,membership4 ,a ,subscription of #bs4 #f;d41 or more1 entitles the ,subscriber to all literature published by the ,association4 ,more funds are required for the immediate purpose of bringing our proposals prominently before the public1 and an average subscription of #es4 per member is necessary to meet current expenditure4 ,the income for the first half year #aija-jb was ten times that of the same period of the previous year4 ,the ,membership is over #a1cjj1 being an increase of #gjj since ,january #ast1 #aijb4 ,it is hoped that all who are desirous of improving1 by constitutional means1 the present physical1 social1 and industrial conditions of life in town and country1 will help to immediately increase this number4 ,sectional ,committees4 ,committees have been or are being appointed to consider questions of detail1 such as ,land ,tenure1 ,manufactures and ,trade1 ,co-operative ,societies1 ,labour1 ,housing and ,public ,health1 ,liquor ,traffic1 ,education1 ,smoke ,abatement1 ,art1 etc4 ,members desirous of taking part in the work of any section are requested to communicate with the ,general ,secretary4 ,publications4 ,the ,association publishes a number of tracts which are forwarded to members on joining4 ,a list of publications and some explanatory literature will be sent free on application4 ,a few reports of the ,bournville ,conference may still be had1 price #f;d41 post free4 ,these reports consist of #hj pages1 and contain reports of speeches by--,earl ,grey1 ,mr4 ,ralph ,neville1 ,k4,c42 ,mr4 ,george ,cadbury1 ,mr4 ,aneurin ,williams1 the ,mayor of ,camberwell1 ,sir ,m4 ,m4 ,bhownaggree1 ,m4,p42 ,mr4 ,r4 ,b4 ,martin1 ,m4,p42 ,mr4 ,ebenezer ,howard1 ,dr4 ,mansfield ,robinson1 and others4 ,all communications should be addressed to the ,secretary1 ,garden ,city ,association1 #gg ,chancery ,lane1 ,london1 ,w4,c4 ,cheques and postal orders should be crossed ,london ,city and ,midland ,bank1 ,fore ,street4 ,printed at the ,rosemount ,press2 ,london ,office3 #adi ,fleet ,street1 ,e4,c4 ,,footnote3 #cd ,now published by ,swan ,sonnenschein ,co4 7,london71 under the title 8,garden ,cities of ,to-morrow40 99 99 99 99 99 ,transcriber's ,note ,diagrams have been moved next to the text which they illustrate1 and may not match the page numbers in the ,list of ,illustrations4 ,punctuation in the index has been regularised without comment4 ,some index entries have no page number4 ,the text following see ,diagram #e on p4 #ga does not obviously relate to that diagram4 ,the following apparent errors have been corrected3 p4 #ab ,tillet changed to ,tillett p4 #if be comparatively1 feeble changed to be comparatively feeble1 p4 #aah ilth changed to filth p4 #afc anounced changed to announced p4 #afi ,meyer changed to ,meyer4 p4 #afi ,hon ,dadabhai changed to ,hon4 ,dadabhai p4 #afi ,anenrin changed to ,aneurin p4 #aga ,wililams changed to ,williams ,the following are used inconsistently in the text3 goodwill and good-will ,mr and ,mr4 network and net-work overcrowded and over-crowded playgrounds and play-grounds s and s4 shopkeepers and shop-keepers