Workers’ Dwellings

Progress, Volume XII, Issue 11, 1 July 1917, Page 1012

Workers’ Dwellings

By J. WILSON, Member Dunedin City Council. Plans designed and drawn by Leslie D. Combs, A.R.1.8.A.

In the report of the Public Health and City Improvements Committee of the Dunedin City Council, the following clauses occurred:— The question of demolition of small tenement houses, and the desirability of removing the closely packed houses in lanes in many parts of the city, brings out the fact that no attempt is being made, either by the Government, local authority, or the individual landlord, to provide suitable houses of two, three, or four rooms at a rent within the means of many families of this city.

The committee therefore think that the time has arrived when the City Council should seriously take the matter into consideration, and provide model cottages to house those who at the present time occupy houses that either should he demolished or have undesirable environments.

There is no gainsaying' the fact that a close inspection of our crowded areas in Dunedin will lead any intelligent person to the conclusion that the time is ripe for this question to he seriouslv considered, with a view of recommending some course to pursue. You will notice from the few photos taken of some of the blocks in the citv, a fair idea may he obtained of dwellings huddled together, a great many fronting miserable lanes. The life of many of them cannot he more than 10 years. Rut the main feature we should concern ourselves with is: Who is to provide the necessary homes for the present occupiers should these houses he swept awav. as they will be before long? At present persons of small means have no choice but to take what is offering, and pay rents of Bs. to 10s. a week for houses of four rooms that would not he occupied if a better class were provided. We may be told to entice them out to the suburbs with cheap transit; but the class that will go out to the suburbs, generally speaking, are those industrially well off—that is to say, their earnings allow of a margin for tram fares, and they are looking for better surroundings. It must be recognized that in all large communities there are a considerable number whose incomes cannot afford to pay high rents, hut who should be entitled to comfortable homes with a moderate amount of convenience.

Wo need not eon corn onrselvrs will' the onto" area of the city, as, with a little foresight now, wo can control the development and direct the growth on sensible lines. In the older cities of England, it is strange that in the majority of cases poor people live on dear land and rich people live on

cheap land, which is absurd. Mr. J. S. Ncttlefold, in Practical Housing, makes this statement: ‘ ‘ Every patriot deplores the deterioration in the physique of our town-dwellers, and every economist recognises that it will have to be stopped in England, so as to maintain her present high position among the commercial nations of the world. The man who gets the most possible out of land by putting 50 to 60 houses on the acre does incalculable mischief to his fellow-citizens.” We have permitted this overcrowding in this young country in the same manner as exists in the old land, only in a lesser degree.

Some of the five-acre blocks in the city contain 89 dwellings, and some sections are carrying over 20 to the acre. The city by-laws now provide that no dwelling shall he erected on an allotment having an area less than 4,000 sup. feet, or 11 houses to the acre. Model township by-laws in England specify not more than 12 to the acre. Our city by-laws, however, are not retrospective, and do not apply to any allotment approved prior to February 1, 1912, and we have no by-law prohibiting houses being erected with a frontage to a right of way. Tim am has a drastic by-law dealing with this question. A dwelling there must have a full view of a public street. Legislation has given ample powers to our

cities, under the Municipal Corporations Act, 1908, to go a long way to remedy the evils mentioned as the following extracts show:— Extracts from N.Z. Consolidated Statues, 1908. Municipal Corporations, Part XXXVIII. Workers’ Dwellings. (1) In this part of this Act, if not inconsistent with the context, — “Worker” includes every person, male or female, who is employed in work of any kind or in manual labour:

“Workers’ dwellings” includes lodging houses for different persons and families, as well as sepate dwelling houses for individual persons and families. The expression also includes land, not exceeding three acres, surrounding the dwelling. (2) The Council may, on any land purchased, acquired or appropriated by it for the purpose, either within the borough or adjacent thereto, erect for occupation by workers employed or resident in the borough, any buildings suitable for workers’ dwellings, or may purchase or otherwise . acquire any buildings with or without lands for such purpose, and may convert any buildings into workers’ dwellings, and may alter, enlarge, repair,

and improve the same respectively, and fit up, furnish, and supply the same or any of them respectively with all requisite furniture, fittings, and conveniences.

(3) The Council may make by-laws in reference

to the letting of workers’ dwellings. (4) The Council shall manage and control every workers’ dwelling that it so fits up, furnishes, and supplies as aforesaid.

(5) The Council may make reasonable charges for the tenancy or occupation of the workers’ dwellings provided under this part of this Act. (6) It shall be obligatory on every Council that

establishes any workers’ dwelling as a lodging house to make by by-laws sufficient provision for the management and control thereof by the Council, and for the observance of proper conduct therein.

(7) The acquiring of land and erection of workers’ dwellings for the purposes of this part of this Act shall he deemed a public work within the meaning of “The Public Works Act, 1908.”

53. The Council may raise a special loan for any of the purposes mentioned in the last preceding section or in section three hundred and twenty-five of the principal Act, and if the Council does not

propose to appropriate and pledge a special rate as security for such special loan, then, but not otherwise, the loan may be raised by special order without taking the steps described in sections eight to twelve

of the Local Bodies’ Loans Act, 1913. An amending

Act goes further, and gives powers for erecting workmen’s homes, for sale or lease, on similar lines to those dealt by the Government Advances to Workers. It might be said that our principal cities

should have availed themselves of this Act, and by this time much of the evil might have been abated; but there is this to be said: had they acted 10 years ago, unsightly terraced houses would have been erected. No action having been taken by the local authorities, Government took the matter up, and large sums have been spent in purchasing lands remote from the centre of towns, and it is doubtful whether any great benefit has been derived from its operation. Those who can and do take advantage of the Government Act are well served by private enterprise and building societies. It is the occupiers of two, three, and four roomed houses that need our help in the first instance.

In regard to the demolition of houses that are unfit for habitation, care should be taken so as to avoid inflicting hardship on those whom it is desired to help. If it is done gradually, the tenants have plenty of opportunity to look round for other accommodation, with the great advantage that no house famine is created. In carrying out any scheme, it should be tried on unbuilt areas, on experimental lines, so as to carry the public with the project. As a practical scheme for workers’ dwellings, I have chosen a block of Harbour Board land, of three and a quarter acres, although it will be years before it will be ready for occupation. The shape and size of this area were most suitable, and will be within eight minutes of the centre of the town. Up to recently no block was available for residential purposes between Pclichct Bay and Rattray street, Ibis area being all reserved for manufactories, and warehouses. On this three and a quarter acre site there are provided 28 houses of four rooms, 3 of three rooms, 10 of two rooms, and 8 of one room—in all 49—slightly over our by-law limit. But one can hardly count the one roomed houses as separate. The houses to be of brick and cement, white finish inside, and tile roofs, and no unnecessary ornamentation ; floors, architraves, etc., to be indestructible. Every house to have its own conveniences and separate yard, in addition to the commonage in the centre. It is quite possible higher rents may be obtained than those set down, but a scheme for workers’ dwellings should not be run for profit; and if land be purchased for the purpose an annual loss must ensue. The question, then, is: Can we recommend the City Council to consider the advisability of grappling with this very needful reform in small dwellings of this city?

“The mean look of thin timbers.’

“Dear yet dearer for its beauty.”—

“To build! To build!

That is the noblest of all the arts, Painting and sculpture are but images, Are merely shadows cast by outward things On stone or canvas, having in themselves No separate existence. Architecture Existing in itself, and not in seeming A something it is not, surpasses them As substance shadow.” Longfellow.