OTAGO INSTITUTE

Evening Star, Issue 22106, 13 August 1935, Page 3

OTAGO INSTITUTE

TOWN-PUNNING BRANCH On Saturday afternoon there was a well-attended meeting of members or the town-planning branch of the Otago Institute to discuss certain town-plan-ning problems relating to the city. The members present were representative of the legal, medical, architectural, surveying, commercial, and industrial walks of life. The programme consisted of a questionnaire dealing with three - specific problems—the hospital, housing, and the suitability of a certain portion of the reclaimed area for a housing scheme, as suggested recently by the Harbour Board. Valuable discussions wore held on,each. THE HOSPITAL. The questions requiring answers relating to the hospital were: —(a) What criticism would you make of the siteing of the hospital? (b) What improvements would you suggest to reduce these disadvantages to a minimum? (c) What legal machinery would you use? Tiro members were divided into two groups, each group paying a visit to the hospital and discussing the question separately before returning to the Medical School for joint discussion and summing up. The conclusion arrived at by members was that the site at present occupied by the hospital was not a desirable one, surrounded as it is by four busy streets, one being the main traffic entrance to the city from the north. This concentration of traffic meant undue noise, dust, and vibration. There was the added disadvantage that future expansion was rendered difficult by the fact that the site is hemmed in by these four streets. It was stated that the site of the hospital was originally set aside as -a, market place, and that it had previously been a flax swamp. The building was originally erected in 1864 as the first part of a group of Governmental and parliamentary buildings at the time when the removal of the- seat of Government from Auckland was under consideration. In 1865 it was used for the first New Zealand Exhibition, and in 1866 the hospital was transferred from the Octagon to its present site. A Royal Commission, consisting of Sir James Hector and Mr Edward Hall Carew, in 1891, recommended the construction of a new hospital on a better site. For various reasons this advice was not carried eut. Appreciating the fact, however, that tho hospital authorities are now committed to this site owing to the large sums already invested in the buildings, certain suggestions were made to minimise the present disadvantages. The problem is largely a traffic one. In the first plape King street is not a suitable main entrance to the city, as it becomes completely lost on reaching Moray place, and leads nowhere in particular. Should a more suitable main road .be found, the amount of traffic passing the hospital would be lessened considerably. _ Two alternative routes worthy of investigation were suggested. Ono was to connect the North-east Valley road through to Castle street, which was practically in a direct line. The other was to branch off from the Main road up Mount Cargill, and come down the side of Signal Hill linking up with Anzao Avenue, from which there was a wide, unobstructed road leading to the southern portion of the town. Further suggestions for the minimising of noiso was discussed'. A silent zone might be made round the hospital, preventing the blowing of horns, as had been done successfully in other towns. The possible closing _ of the thoroughfares round the hospital from 10 p.m. to 7 a.m.,' and the closing of King street between Frederick street and Hanover street to all but hospital traffic were suggested. It was also necessary that a hospital in a central position, such as this, should be protected from the buildings surrounding it. This necessitated the preparation of a civic survey and zoned plan for the city. The area round the hospital could then bo zoned for height and use of buildings, preventing the erection of high buildings or factories of an undesirable or noisy character. It was stated that, broadly speaking, the present position is that subject to certain restrictions upon dangerous or noxious trades imposed for reasons of public safety, and to compliance with the usual building regulations, an owner of land can build what he likes regardless of the injury and annoyance he may inflict upon his neighbour or upon the community. Discussion took place as to whether existing legislation would permit the City Council to carry out a zoning scheme without raising the question of compensation. HOUSING. The two groups next inspected several slum areas in the vicinity of the Medical School. There they found dwelling houses adjacent to high buildings and violating all tho principles governing the orientation of houses for light and air entry. These dilapidated dwellings possessed only a modicum of provision of tho necessities of life, and no provision for the amenities. Tho only thing not defective was the rent. A conspicuous feature was tho absence of any lawns, trees, or playing areas. The spotless cleanliness of many of the dwellings indicated that the people in those slums would make very desirable tenants if .housed under proper conditions.

In the discussion it was emphasised that in any scheme for the housing of the poorest citizens the interests of those people must be the first consideration. Rents must be low, and the locality chosen must be within easy access of their factories or other place of employment. It was said that the first step should be to prepare a civic survey of the city. The city could then bo zoned into districts of factory, light industry, residential, and so on. Only after this had been done could the proper location for housing schemes be settled with some degree of accuracy. It was evident, however, that the houses mentioned were not situated in a residential zone.

The typo of housing scheme which should be adopted for the housing of the poor was discussed, the conclusion arrived at being that, although an individual house for each of the families was the most desirable mode of living, the erection of such houses could not be possible from an economic standpoint for the housing of the poor at low rents. Alternative plans and illustrations were submitted showing what was practicable. It was shown how blocks of buildings of perhaps two stories, with sun terraces on the roofs, could be made most attractive, and were more economical to erect. These could be surrounded by lawns and gardens commoh to all, with private gardens for those who wanted them. It has been found in other countries that such schemes could be very attractive, and were the most economical means of supplying these housing needs, while preserving tike amenities of the au**

roundings and giving adequate light and air to each house.

It was stated that the schemes would not be expected to be a paying proposition, and would be beyond the means of private enterprise without assistance. Nor had it been found advisable for them to be under the direct control of the Government.. Attention was drawn to the British Housing Act of 1930, with its admirable provision for meeting the economic difficulties of rehousing the poorest inhabitants at rents which they could afford. The Act provides for an Exchequer grant made by the Government to local authorities as a fixed annual sum. The Exchequer assistance provided under the Act is intended to enable a local authority to let a proportion of the houses in its housing schemes at a definitely lower rent than that normally charged for other houses owned by them. This rent relief is to be given only to those who need it, and only for so long as they need it.

It was said that New Zealand legislation was lagging far behind England. The final problem of the afternoon dealt with the suitability of a portion of the reclaimed land for such a housing scheme. The conclusion arrived at was that in any zoning scheme the reclaimed land between the railway and the harbour and the portion between the railway and_ the quarry would be zoned as industrial areas of some sort. There was, however, an area over Union street from Logan Park which was considered a suitable location for housing. A housing scheme in that position would be close to the industrial area, but preferably cut off by a belt of trees, and would also bo close to the Albany Street School and to the paxkw