The Dominion FRIDAY, AUGUST 15, 1919. THE DEMAND FOR HOUSES

Dominion, Volume 12, Issue 274, 15 August 1919, Page 6

The Dominion FRIDAY, AUGUST 15, 1919. THE DEMAND FOR HOUSES

The conference on housing which has been convened by the Wellington District Repatriation Board ought to serve a useful purpose in throwing new light upon tliis urgent problem. Suggestions of practical value may be expected with some confidence from a conference, at which not only district local bodies and other organisations but tho Labour Department is to be represented. As to the housing problem in its full scope, however, it is already evident that a definite responsibility rests' upon the Government—a responsibility which can only be discharged under a national policy, boldly framed, and as boldly carried into effect. It has been observed justly that housing is less a. question of business investment than one of _ the physical, moral, and industrial well-being of the people. Such housing conditions as havc i arisen _in the Dominion— 'particularly in its moro populous centres—and threaten to go from bad to worse are inconsistent with the health and well-being of the people, and a remedy for these conditions must be found whatever difficulties stand in the way. The national character of the problem is fully apparent. The evils of a shortage of houses and overcrowding are apparently much more serious as yet in Wellington than anywhere else iii the Dominion, but somewhat similar conditions are being approached more or less rapidly in many other towns and districts. The. principal factors accounting for .this state of affairs, though they make themselves felt in varying degree, are, general in their scope and operation. Amongstthese factors the most import-ant is the greatly increased cost of. building and of building materials, and probably the next most important is the .high price of land. Another factor which has done a great deal to accentuate the housing problem, or at all events to impede its solution, is the restriction imposed during the war years upon the maintenance and extension of effective means of transit between the cities and other centres of population and suburban area's. Tho last-mention-ed disability, it may be hoped, is temporary, but there is no present reason to suppose that cither the price of land or the cost of building will fall to any appreciable extent. It was shown in a news article published in The"Dominion a couple of weeks ago that so far as Wellington is concerned the'experienco of the last year or two has been that with an'enlarged and constantly unsatisfied demand for houses the rate of building has fallen away to a serious extent. Conditions only less serious exist in other large centres and arc developing even in the less heavily populated areas of the DoThe broad position disclosed is that in the conditions reached as to cost 'of land, labour, and materials private builders are no longer able to provide houses in anything like the numbers needed under conditions which would make them available. As a local builder pointed out' recently, most of the work that is now being done in the erection of houses is for special clients—people, no doubt, who are able out of their own means or with such- special assistance as the State renders to returned soldiers, to finaneo, costly building operations. It is becoming more and more difficult for the average wage-earner cither to buy or rent a house without imposing an excessive drain upon his resources, and it is not the least serious aspect of the situation that the business of letting houses to tenants is becoming steadily less remunerative and attractive.

A national housing policy carried out on a big scale seems to offer the only hopeful means of remedying these conditions. No doubt within the compass of a State housing scheme there is considerable scope for effective co-operation by local bodies and other organisations, but, primarily on the ground that housing has an essential bearing on national well-being, and for the reason also that the erection of dwellings offers scope for the profitable co-ordination of activities, tho Government ought to assume full responsibility for the enterprise as a whole. Whether acting alone or in concert with local bodies and organisations, the State is at an _ initial -advantage as compared with the private individual in purchasing land on which to cyect dwellings. It is in a position aW to go further than any private builder or firm in offering easy and. elastic terms for tho purchase of dwellings. The total advantages of such a State housing scheme _ as undoubtedly must be floated in this country will depend largely, of course, upon tho natureof flic organisation created to carry it into effect, and it is plain enough that there is scope in this vital matter for bold initiative. So far as the actual construction of houses is concerned tho chief benefits to be expected from operations on a national scale are those which accrue from quantity production and from standardisation where this is practicable and applicable. For instance, where the demand warrants such a course houses ought to be erected in extensive groups (not, of course, to a common pattern), machinery being freely utilised to cheapen and expedite construction, liven in tho case of dwellings erected_ singly, or in small groups, machinery might be utilised to a much greater extent under a State building scheme than it commonly, is at present. Then again there ; s considerable scope for the standardisation 'of parts and fittings. Under the British housing scheme provision is made for the manufacture of doors, windows, kitchen ranges, baths, bolts, locks, door-handles, and general fittings. Some at least, ol these items might be standardised

under a New Zealand scliemc, it being understood, of course, that 'standardisation need not exclude a reasonable variety of choice.' As a whole very important economics might be effected, under a State housing scheme, in regulating the supply of materials, as well as in the organisation of construction unci in the acquisition of land. All such benefits are contingent, however, upon really efficient control of the enterprise, and the great problem at the outset is that of attaining such control. _ There is a good deal in prevailing Government methods which would militate seriously against the, success of a housing scheme on such a scale as is necessary to remedy the existing shortage. Probably the wisest course would be to entrust the whole enterprise to the unfettered control of an experienced building contractor well versed in modem methods and accustomed to handline: big undertakings. It might he well worth while to follow the example ?et_bv Great Britain in connection with organisation of shipping, the manufacture of munitions, and other great national undertakings, and make such an expert for the time being a member of the. Ministry. Such conditions as exist and are developing rail in any ease for a prompt and effectual remedy, -and it is plainly incumbent on the. Government to submit a comprehensive housing policy to Parliament during the coming" session.