THE HOUSING PROBLEM

Auckland Star, Volume L, Issue 140, 13 June 1919, Page 7

THE HOUSING PROBLEM

' -• HOMES FOR WORKERS. A CITY COTTNCIX "PROPOSAL. ~~ REPORT BY THE MAYOR. A report resuscitating the housing pro posals of the City ( ouncil was presentee by the Mayor to the Council meeting last night. His Worship traversed tin steps hitherto taken by the Council ir consideration of this problem, leading tc the final decision that the Council was o: opinion that action should be deferred though feelinc "that a policy to aetiveh cope witli the conditions 'would ultimately have to be adopted."' Mr. Gunson continued: — "It appears fo be the duty of the Council (at any rate, it is a" question that cannot be totally ignored I to now give further consideration to the matter as there is evidence that the housing position during the last few months has become more acute. Since ''abruaTy last 49 old houses have been demolished in the city on account of the owners' objection to effect repairs. Fifteen more houses are about to be removed for the same reason, making a total of 55 during four months. Against this there are the new buildings in the period: but these for all classes of buildings total only 42, very few of which (many being stores and high-priced houses) can be said to replace the dwellings which have been demolished: there is thus a substantial deficiency. Tn this matter it may be pointed out that sections in the "city from which houses have been removed during the last 16 years are still vacant. This confirms the experience of the last few months, that owners are not building to replace houses which have been removed, but prefer to wait for anticipated increment in land values. "Further, a number of houses, still tenanted, may be expected during the course of the next few years to be demolished. As a class of house corresponding in size and rental is not being built to replace them, jt requires very little foresight to gauge" the position to which the community is tending. PROTECTING THE RATEPAYERS. "In view of the fact that a large number of ratepayers either own or are acquiring their own homes, which feffort imposes in many cases considerable financial strain, but which is altogether a policy to be commended and encouraged, it is difficult to see on what grounds the Council would be justified in adopting a scheme for the provision of houses upon a basis which would leave a deficiency for the ratepayers to meet. It is, therefore, suggested to the Council that it is inadvisable under the conditions in Auckland to adopt any proposals that would involve the ratepayers (one-third, in value, of whom—as shown in the recent table—are owners of small properties) in a charge which would amount to a levy towards the, provision of cheaper houses for others. This, manifestly, does not solve the problem, nor does it provide any further house accommodation, which appears already a necessity and likely to become more A SELF-SUPPORTING SCHEME, pressing. The committee's recommendation of February, in so far as it relates to large expenditure, appears still warranted, and should be adhered to: but the Council is recommended, in terms of the Municipal Corporations Act, 1908, with amendments, respecting workers' dwellings, to consider the adoption of the first of the three proposals then submitted, namely:—Old Abattoir Site (Grey Lynni : 54 semi-detached houses. Type A. at £600, .£32.400: 25 simile houses. Type B. at £650. £16.250: roadin<r and sewers, £1350; total fo r 79 houses. £50.000. The land is a corporation property, for which, therefore, it would be unnecessary to raise mor.ev, but the amount of the valu-> of the building sites would be debited up. "With regard to the other proposal? in the report of December, that a further two areas for 105 and 40 houses respectively be considered, it appears clear that it would be inadvisable for the Council to proceed with any proposals involving the treatment of these areas at the present time: the best course to follow is to allow the old houses thereon, as time passes, to be removed. By thU process of elimination these and other areas will be gradually improved. Any remodelling which may in the future be necessary is at the present time financially impracticable. Schemes on paper versus the actual acquirement of properries and their improvement and realisation have proved to be two different matters. SUGGESTED GOVERNMENT ASSISTANCE. "Tt is suggested that the first principle should be insisted upon, viz., a selfsupporting scheme without cost to the ratepayers. This involves the Council in assisting people in the provision of the capital to acquire their own homes, but requiring them to pay for the same, and not to be provided at the expense of others whose positions are no better, but who by their energy, thrift, and initiative are helping themselves. Upon this principle and in terms of the statute it is therefore recommended: — "Mi That the Grey Lynn Old Abattoir site be approved, and that the plan showing 79 building sites be adopted. "12 1 That subject to the Government providing the amount needed the Council undertake- the erection of houses to applicants' requirements in terms hereof, viz.. the duelling being sold in terms of section 32.*). with amendments, of the Municipal Corporations Act, and that payment be made in accordance with a table, giving 51 half-yearly payments, ranging from £3 10' at first down to £2 11/ for each £100 borrowed, eventually giving the tenant the ownership of the property in 25 years. V> ith regard to the question generally of the Corporation's responsibility for housing provision, it appears clear that further extensions must largely depend Upon transport facilities out of the city to the various suburbs and contiguous rural land. If the Council reaches a position of ability to quickly extend the tramcar services, it may be found that the adoption of such a policy would impart a sufficient impetus to buildins to adequately meet the position. Every encouragment .should be given to people to secure their own homes, for such a result would contribute towards the maintenance of good citizenship. PRECEDENTS QUOTED. There are striking evidences in cities such as Sydnev-as to the dependability of the population upon efficient and modern transport systems; both railnay and tramcars in N.S.W. have proved during recent years a principal factor in taking people out of tiie city and thus settling nianv thousands under more desirable conditions than would otherwise obtain. While the Council may be able, even at an early date, to do a great deal towards the further solution of this question, yet

at the present time it appears advisable to confine attention to the proposals \ now submitted with a view of immedi- I ate relief. The Government, manifestly j have a responsibility, if, indeed, the'v have not the chief responsibility. The I Government may reasonably be expected i to assist financially in accordance with I the present recommendations The I money has to be raised if the scheme pro. \ ceeds, and there is no reason why the Government should not advance it as required, on favourable terms. In submitting proposals of thi s kind, ' the Council will merely be actino- in contormity with the policy of the great corporations in the United Kingdom, ' and to some extent in accordance with I the policy of the authorities in N S W I where several housing schemes have' already been given effect to. j Recent advices intimate that the Lon- ' don County Council has grappled with ! the question, for a large programme has recently been adopted. The L.C.C has agreed to spen<l £500.000 a year for seven years, a total of £3,500,000, partly tor housing and partly for dealing with insanitary areas. The conditions are .that the State grants a percentage of the loan charges sufficient to relieve the Council of To per cent of the estimated annual deficit, thus leaving the Council to bear 23 per cent of any loss. As intimated earlier in this report, it does not appear that the conditions in Auckland— where the confined insanitary areas do not exist—justify this Council in placing a similar burden upon the ratepayers'. It would appear that the continually rising rent demand is due in part, if not altogether, to the steadily advancing wages and the increased co*st s of mate"rials. It is quite clear that, up to a point, the higher the wages go. the higher commodities advance; rents do not escape this law. TRANSPORT A FACTOR. If the Council is prepared to consider favourably the recommendations now submitted, it may be looked upon as an instalment towards the policy recommended in December last.but in the adoption of whicii the assistance of the Government must be assured, and in the execution of which the question of transport will become a large factor, as Auckland must continue to rapidly expand. It is finally recommended that the forthcoming Municipal Conference he asked to consider as a question of policy the respective obligations of the Government and municipalities in this import-' ant question of housing. Mr. Entrican moved that the report be referred to a committee of the whole ►Council to consider the question. It seemed to him a valuable report, but there was the question of what Government support municipalities would get in the way of getting cheap money for tho purpose. Another thing the Council had to take into consideration was the matter of reinforced concrete houses on standardised plans, though there was bound to be difficulty in getting labour. Mr. Bloodworth thought the first thing the Council had to do was to consider the housing of its own employees (about 400). and he agreed that it would be difficult to get labour for the building. Mr. Hall Skelton opposed the previous speaker's idea in that it was the casual worker who most urgently needed assistance, not the workers regularly employed. Mr Bagnall considered that the suggestion to enable the workers to buy the houses solved the problem of the Grey Lynn site. The motion was carried.