THE NATIVE LEASES.

Hawera & Normanby Star, Volume IV, Issue 462, 6 April 1883, Page 2

THE NATIVE LEASES.

.» — . Now that the maps of the first batch of leases have been issued, and those persons most conversant ■with the laud have had time to compare the upset prices with their estimates of real value, it may be well to set forth the general opinion on the subject. Public opinion within the district is unanimous, and may be briefly set forth in five words— •' The upset rents are too high." It may be safer when expressing an opinion or giving a verdict on any subject not to state the reasons which influenced the decision ; but such a course is at best rather a mean one to pursue, as a sound decision, if based on substantial grounds, gains weight when supported by the open testimony of fact and argument. No doubt it sometimes happens that a sound decision is arrived at, although erroneous reasons have been adduced and set forth in favor of it ; but such cases are exceptional and may be disregarded. We hold that the upset rents are too high, because in the first place the highest rent, viz., 158. per acre for unimproved land, is considered a high rent for improved land of similar quality, fenced, grassed, and built upon, and about the same distance from Manaia. In fact, one such farm could be mentioned which has been let at that rental, within the past four months. Upon that land £2 per acre or more had been spent, and the owner could have reaped very little interest on hia invested capital for two years during which he held it. The upset rentals are generally too high, because the Native Department has chosen to disregard the expressed ■wish of the colony as contained in the Land Act 1877 Amendment Act of 1882, which sets forth that "Every lease under this Act shall be put up to public competition by tender at dii upset rental equivalent to £5 per centum on the capital Talue as fixed by the board of the land proposed to be leased." No reasons have ever yet been given why the new Land Act should have been tinkered with, and judging by the general result, the tinkering cannot be said to have been successful. As previously pointed out, all conditions or restrictions as to residence have been removed, more stringent conditions as to improvements have been introduced, and the tenants are even required to paint buildings every alternate year. The settlers expected, and had a right to expect, that the main principles of the new Land Act would be adhered to, but certain individuals thought otherwise. Assuming that for Crown and Native lands (which are to be rated as though they were one and the same) 5 per cent, on the capital value of the land is a fair upset rental, then it appears that the assessed value of Manaia's reserve is assumed to be £15 per acre. We have no hesitation in saying that if the whole of that reserve were offered at luction for cash to-morrow, the chances are it would not realise an average of more than dBIO ])er acre for cash, and much of it would be very dear at the price. It is ti-ue that except on Manaia's reserve there are only some six or seven hundred adres of open land to be let. The bulk oi this open land is certainly of better quality than that near Manaia ; it is well grassed, and the upset rental of 10s., though high, is not excessive. It will, by reason of the scarcity of land of like quality, probably let for more. But for a largo portiou of the bush land the upset rentals are certainly too high. Take, for instance, the best situated sections of bush land near Normanby, on the Boylan road, which are to be offered at five and six shillings per acre. The tenant would have to spend at least £3 per acre to fell the bush, and fence in and sow down the land with English grasses. lie might fairly expect at least 10 to 12 ])er cent, on this outlay on Maori land, as he would have to pay probably two years' rent before reaping any return on his investment, and would thus have only nineteen years beneficial occupation. Beni' being bix shillings and interest at least another six shillings, would be equal to twelve shillings per acre rent — certainly too

high, a rent to pay for a bush farm. As to the more broken bush land at 2s. and 3s. upset rental, such land is difficult to let at any price, and, many people think, would be dear at a gift if taken up subject to the conditions of the native leases. There is a general opinion that men who will undertake to carve out a home in the dense forest, deserve liberal terms. The work is hard, the conditions of life not very tempting, and this imposition of what (whether rightly or wrongly) are regarded as rack-rents for bush farms would be highly unpopular in any case. In this instance it is particularly so : settlers are disgusted at being rack-rented for the benefit of Maori landlords, ■who never spent a hundred pounds' worth of toil per thousand acres on the land reserved to them, and never would do so. If left to themselves, the Maori owners would have willingly let most of the bush laud at a shilling an acre for the first seven years, and at an increasing rental thereafter. This would have offered some encouragement to hard-working men, who are willing to face the hardships of a bush settler's life ; but, iustead of encouragement being held out by the State, high rents and stringent conditions have found favor. In Taranaki au earnest desire has always been shown to encourage prosperous settlement by offering cheap land and easy terms to bond fide settlers, especially to those wanting bush land. The principle has never been officially recognised on this side of the mountain. In respect to these leases of Maori land, " Back-rent for lazy landlords " appears to be the maxim at head-quarters. It is said that a clever auctioneer can sometimes sell a ten pound hack for twenty guineas, by means of a delicate system of flattery and skilful eulogy of the animal's best points. It is possible that, iv like manner, native leases may sell at, or even in some cases above the upset rentals ; but tenderers who want land are with, one accord "blessing" the department which has started the bidding at an exorbitant price.