COUNCILLORS' VIEWS

Evening Post, Volume CXXV, Issue 83, 8 April 1938, Page 13

COUNCILLORS' VIEWS

TRAGEDY OF DEPRESSION

YEARS

Councillor "M. F. Luckie seconded the Mayor's motion, and also expressed appreciation of the very fine work done by the Engineer's Department and particularly by Mr. Haigh. No one had previously appreciated the extent to which building had lagged behind the demand for housing. The •permit^,. value -Xot .building" in* the city, had kept pace with, .population mr creases from 1913 to 1929, /When it hovered about' two million pounds; then, when the depression came, the permits fell to about .£360,000, ?a tragedy that was. common throughout New Zealand, and building, upon which so great.a proportion of transport and other industries depended, had not since.caught up. Only during the period prior to 1930 was building progress. sufficient to meet the demands of population increase,' and when building fell away ?in the depression years the position was accentuated by the influx of people to Wellington. Even when the permits rose again to £1,100,000, they were still only on the level Of 1915 and 1916.

LANDLORD AND TENANT.

One of the features of the report waa the reference to the number of small cottages in the centre of the city falling into a state of disrepair. These were landlord and tenant cottages, and what had happened there could be taken as a warning against the council, becoming a landlord— rather it should encourage people to own their own homes.

Every credit should be given the Government for its housing policy, said Councillor Luckie, but it would not be wise for the council to become the owner of a large number of houses let to tenants.

"The trouble in the past has been that there were too many landlords and tenants," he added. "It is only during recent years that people have been able to own their own homes."

The proposals made by the Mayor should serve as a valuable basis for discussion, in which party feeling should have no place, said Councillor Luckie. Every possible encouragement should be given to private enterprise to work with the Government in the solving of a serious problem.

CORPORATION INACTIVITY.

Joining in the appreciations of those who had prepared the reports, Councillor P. M. Butler said that nothing clearer had ever been placed before the council. He had thought the position might be better than it was. Housing had been discussed many times since 1934, he said, and in June, 1935, the committee brought down the recommendation that a survey of the city be made. The position then disclosed caused uneasiness, but action was hot taken. In 1936 the council had sought Government assistance, and had been told that money could be obtained at 3 per cent. The Government had built houses at Miramar and was building houses in the city. There were many civil servants without proper housing, and yet they were not specially favoured in making application. The council had a number of employees without houses. Even when the Government took money out of the Unemployment Fund to assist private enterprise in building, the position was not greatly improved. The point was that private enterprise had failed to meet a social necessity, and it was surely the duty of the council to ease the situation, whereas it had done nothing. The Mayor's report did not suggest action in the right way. It gave no indication of the date of action or of specifications. If the council would get on with the job it would have his full assistance.

Reports from other sources had shown that where houses were good the families were large. The engineer's report showed the larger families were in the good houses in outer districts.

If the council made .representations to the Government to assist in housing the Corporation's people, and after that others, it would be doing something worth while.

The report had disclosed several glaring facts which affected the economic and social life of the people, said Councillor R. McKeen, M.P. The decrease in the size of the family unit was no unique feature: it was common

throughout the world, and it showed definitely the need for smaller dwelling units.

CHRONIC FOE YEARS,

The housing shortage in Wellington had been chronic for years. The council had recognised that years ago when it had embarked upon a housing scheme at Northland, but had it endeavoured to do so deliberately it could not have chosen a more unsuitable system.

He -believed that the council could engage in a housing plan with greater success than could private enterprise, which could not have the facilities. The council could get finances from the Government on most favourable terms. The Dunedin City Council had availed itself of the Government's offer as to finance, building houses for sale, and had actually built more houses than had the Government in Dunedin. The Wellington City Council could do the same. -

HELLISH CONDITIONS,

"The report has given us the general picture," said Councillor McKeen, "but only those who have visited these people in their 'homes' know the hellish manner in which so many have to live."

He spoke of families living "in a room 10ft by 10ft "or supposed to be 10ft by 10ft, though the' carpet crept Up the walls a little." Parents could not find, accommodation for their children, though they could get a room for the storage of furniture.

Councillor McKeen considered that private enterprise could not house the people, though it could build a house here or there. The type of some buildings privately erected was not desirable.

The Mayor: Private erected 1000 houses in 1929,

enterprise

It wa» not a problem to place on private shoulders,'but upon the Government and upon the citizens of the town, replied Councillor McKeen.

The Mayor: They have gone up to 22s a foot for building now.

There were quite a number of builders who would co-operate with the council iri,-' building today, continued Councillor McKeen. If the council would get the plans and specifications already prepared' by the Housing Department, it should help a good deal. Let the council set about a scheme itself, provide the moneyand ease the position.

BAD TO WORSE,

Councillor T. Brindle, M.L.C., said that he did not' agree with Councillor Luckie that the shortage of housing went back only a few years: it was a long-standing problem and had been going, from bad to worse. The report stated that 643 buildings were required annually, but in 1935 a report had been made that 700 were required annually. Private enterprise had never made a success of housing. Between 1931 and 1935 not 800 houses were built in the whole of New Zealand. Though the number of building permits had gone down recently, it had to be noted that a permit for an apartment : housing eighteen family units also counted as one permit, just as did a permit for a cottage, so that the comparison was not quite a fair one.

SOME OF THE WORST FEATURES

The "farming" of housing was a most alarming feature, said Councillor Brindle. That could only be remedied when the position as a whole was remedied. The use of "baches" and the large number of people perforce living in conditions in which they had "no more privacy than a goldfish" were equally alarming.

"We want to house the people, but we do not want to, warehouse the people," concluded Councillor Brindle. "We want them to live under conditions that will produce the best citizens. I ask the council to combine to relieve the position in the most central part of the city."

SHORTAGE OF BUILDERS

• Councillor R. A. Wright, M.P., referring to Councillor McKeen's strictures on the council scheme, said that one of the.ordinary houses in that scheme cost £1700, quite out of the reach of the average man. The rents were such that they could not be readily let. It was said thai the Council could co-operate with the Government. It was Councillor McKeen's creed that the Government should do everything. "Not everything," said Councillor McKeen.

Why did not the Government proceed on a larger scale itself? asked Councillor Wright. It had the power, and if it could not get the men and material, how could the council get it? It was being found necessary by the Government to import men from Australia.

Councillor A. Black: Then how is the council going to do it? "We can assist private people to build houses," said Councillor Wright. "I was talking to a builder the other day who formerly employed 30 men; he now has two. The Government has ;he money and the power, and if it cannot do it, how can public bodies hope to do it? Up to 1913 the private builder kept up, and rents were reasonable, but after the war everything went up higher. The Reform Government's idea of advancing 95 per cent, was a good one, but the purchasers found difficulties." He thought the solu-

tion was to erect flats. A number of young men and women wanted bachelor flats, and these would relieve the pressure. The people could not live far from the centre of the city. He supported the Mayor's motion.

DEPLORABLE SHORTAGE.

Councillor C. H. Chapman, M.P., quoted the report to show the deplorable conditions regarding shared conveniences and unsatisfactorily housed units. There were 21,000 unsatisfactory apartments. The shortage of satisfactory dwellings was over 7000. He did not infer from the report that private enterprise had kept pace with requirements. The private builder had never kept pace with the requirements of the people. There had been a shortage of IGO houses a year compared with the requirements for a period of 18 years, making a total shortage of 2880, apart from necessary demolitions.

There were in Wellington 2278 houses which were unsatisfactory but were repairable, and there were 377 houses and dwellings which were not fit for repairs and should by all the rules be demolished, but which were allowed to stand because there was' nowhere for the people to go. Such facts and the instances of "house farming" disclosed by the report all proved the deplorable state of housing in Wellington. People would not pay such extortionate rents as were demanded had they any option at all. The position was alarming and deplorable.

AMENDMENT FOR ACTION.

Councillor Chapman said he agreed with the Mayor's proposals to a certain extent, but they did not go far enough. He moved as an amendment: That we co-operate with the Government in erecting homes for the people, and to this end we instruct the Engineer and City Valuer to prepare immediately plans of suitable sites to erect dwellings, and that such reports or progress reports be tabled at the meeting of the council to be . held in May next; and that we take advantage of the offer of the Government made on September 7, 1936, to make funds available for the erection of such dwellings.

BUILDERS AND SHOVELS,

Councillor J. Read seconded Councillor Chapman's amendment and said that it was not in conflict with the Mayor's proposals, but would implement them. The report would be of great value to the council in the future as well as at present. Councillor Read discussed the relations of building progress to population increase at some length. The policy of private enterprise had full swing during the depression years, and private enterprise had so organised society that it had taken men from their trades and had put them on the end of a long-handled shovel. "No money" had been the cry, and no effort had been made to meet the real needs of the people. The failure to utilise labour that was going begging had placed Wellington in a terrible position as to housing, and he did not see how they were going to get out of it now; except by handling, the problem as a public matter. The Northland housing scheme had been roundly condemned, but the Northland housing scheme was never properly organised or handled. When a scheme was correctly organised , the council could, and succeed, as witness the success of the stormwater drainage work in Adelaide Road,' completed at far under cost.

When the "house farming" figures were inquired into, said Councillor Read, it would be found that' tenants in Mount Victoria were obtaining 100 per cent, more from their sub-ten-ants than they paid in rent, and Thorndon tenants 130 per cent. more. Owners were obtaining returns of 14 and 16 per cent, by sub-letting the major parts of their homes.

MOVE TO INNER AREAS,

The report, said Councillor W. Appleton, emphasised facts which were already known to the .housing, com^ mittee.. Some. time before the Government had moved, in the matter a survey had been made of portion of Te Aro flats and it was quite evident then that housing conditions in the centre of the city in any case were in a deplorable state. Salient facts which had been brought to'light by the survey showed the growing tendency for large masses of the population to prefer to congregate in the inner areas rather than to be located in the suburbs. This was clearly proved by the demand for new flats particularly in the Mount Victoria and Oriental Bay districts, and the tremendous development which had taken place in recent years in the conversion of large houses in all parts of the city into flats or apartment-houses. Another factor was the difficulty of securing domestic help. On ' his return from England four years ago he had advocated the building of large blocks of flats in Te Aro flat and in other suitable localities, and had suggested that the City Council, which owned a good deal of property in Adelaide Road and in other parts of the city, should make this land available at reasonable prices to persons who would undertake the work.

PRIVATE ENTERPRISE,

In the opinion of Councillor Appleton, the council itself should not enter the field as landlords, but encouragement should be given to private enterprise to undertake the task.1

Although he was not advocating the lowering of building standards, he did suggest that there should be some* modification in the bylaws to meet modern conditions. If - the bylaws were strictly enforced in their present form practically no flats could be built in the city. In the matter of air space, for example, at the present time the air space was calculated in respect to what was left at the back of a building.

Unfortunately, the restrictive conditions applied by legislation during the last few years had practically stopped private building. Notwithstanding the efforts of the Government the number of dwellings erected was considerably less than even during portion of the depression period. In Australia, .as a result of the additional home-building brought about in the main because of freedom in dealing with property, rental charges were less than in 1929. The speaker said that he believed that much the same would apply here if those with capital to invest in properties were left untrammelled.

PROPOSAL AS TO FINANCE,

As far as the Government housing scheme is concerned, the council had already made a contribution by the allocation of certain blocks of land at cost, but this is not sufficient, said Councillor Appleton. There were thousands of houses'in the city and suburbs today crying out for paint and renovation. Mortgagees, which frequently consisted of deceased estates, were not in a position to find further money, and the owners of the properties had not the resources for improvements.

In the speaker's opinion, the logical way to tackle the matter would be to advance sums of money for the purpose, making such advance a first charge on the property. The money could either be advanced by the Corporation in the same way as for drain-

age charges, or by the State Advances Department, at a reasonable rate of interest, repayable in instalments over a period of, say, five years. If that plan were adopted, said Councillor Appleton, a great deal could be done to clean up Wellington before the Exhibition. Some measure along the lines suggested was imperative.

It would only put up costs further if the council went out in the open market in competition with the Government, said Councillor Appleton. He was convinced that more small flats were essential, particularly for old people and as bachelor flats.

Councillor Black did not agree with Councillor Appleton. He could not understand the inference that the Government or the City Council must build less economically than the private builder. The introduction of mass house production was essential to house the people. The council • cquld assist the Government and also the small builder. There were many small builders today who "could riot get a job, and those the council could assist. It was apparent from the report that boarding-houses were not included, and conditions there were also undesirable. Taking the English example, surely the council had some responsibility. He supported the amendment.

FLATS FOR OWN EMPLOYEES,

A great deal had been said, but remarkably few proposals had been made, said Councillor W. Duncan. "We have about 1800 employees, why should we not build modern flats for our own employees?"

Councillor Butler: Why not houses?

Councillor Duncan: I am not too keen oh houses. We could make a very useful contribution by doing something for our own men.

Councillor W. J. Gaudin: Why confine it to our own employees?

Councillor Duncan: They will move out and leave room for others.

Councillor Butler agreed that many men in the building industry were practically out of occupation. What the amendment suggested was not that the. council should build houses, but that it should assist the small builder to build houses. There was little to be said for taking money from the Government to build roads and yet refusing to take it to build houses. The council had the sections, the money was available, yet the council refused to undertake the job. Smaller bodies, were taking advantage of the Government's offer. The amendment constructive. Councillor L. McKenzie said that it was ridiculous to say, that.the private builder could not compete. The only way to.solve the problem was a combination of private builders and .Government. He-would like to see every council employee of standing: own his own home. Save for , Councillor Appleton's constructive suggestions, other. speakers had merely quoted the Engineer's report. Money that was being made available for building societies in England, was tax-free.'Could not the. same thing be done here? He supported the Mayor's resolution, as the whole matter needed more consideration.

■ Councillor A. Parlane said that the 40-hour week could not be responsible for the housing shortage, because it was hot old enough to account for a growing shortage over very many years. He supported the amendment. Included in the suggested/reports,. he. surmised, would be steps to secure. labour and materials.

Private enterprise had worttcd very well up to a few years ago, said Councillor Gaudin, but when restrictive legislation was introduced by the past Government—since extended by the present Government—confidence failed. Private enterprise could not operate successfully under restrictive legislation; it was stifled. Three thousand dwelling units were required, but where were three thousand to be built in Wellington?

Councillor Duncan: •On the Town Belt.

. Councillor Gaudin said that ;he agreed that-apartments-were..the Only solution. He could: remember the time when there were 2000 empty houses in Wellington. That might happen again, and why should the council face that possibility? Let .private enterprise accept that risk.