HOUSING PROBLEM

Evening Star, Issue 25717, 14 February 1946, Page 8

HOUSING PROBLEM

CAUSES AND SOLUTIONS ADDRESS BY SIR JAMES FLETCHER FIVE-YEAR PLAN URGED There was a large attendance representative of all sections of the community in the Council Chambers yesterday, when an address was given ly Sir James Fletcher on various aspects of the housing problem in New Zealand. The meeting was presided over by the Mayor (Mr D. C. Cameron), and included among those present were the Hon. M. Connelly, M.L.C., Mr P. G. Connolly, M.P., and Mr P. Neilson, M.P.

The Mayor said the problem of housing was the most important one facing the Dominion and the city at the present time. Houses were required for soldiers returning from overseas, and civilians, and, in Dunedin, for students. The opportunity had been taken when Sir James was in Dunedin of calling the meeting in order to size up the situation existing at present. With Sir James were Mr G. W. Albertson, Director ctf Housing, Mr G. F. Wilson, Government housing architect, and Mr H. Stevens, supervisor of housing, to whom the Mayor extended a cordial welcome. SEVERE CRITICISM.

Sir James Fletcher prefaced his remarks by 'saying that the question of housing was understood less than any other in New Zealand. There had been severe criticism of the small amount done in that respect, but the speaker said that no other country that he knew of had built permanent houses the war years. In New Zealand, if they had accepted the edict of the Government and built houses of a temporary nature, they would have in time deteriorated into slum areas. But as the result of protracted negotiations, they Had been able to carry on . and build permanent houses of a good standard. The speaker pointed out, however, that the number of houses was regulated by the supplies available. There had been some criticism of the building of certain factories and offices, when houses could not be built, but it was pointed out that the factories were necessary (for the products of the country and the offices must expand with the factories. Speaking of the future, Sir James said there must be an examination held in the light of the materials available. At the present time houses under construction by private contractors numbered 6,000, while the number being built for the State was 4,000, so, that it was wrong to say that the State was doing all the building. The Housing Department was a highly-organised one, specially adapted to the building of houses in large numbers, and before letting a contract the department must ensure that all the materials 1 were available. That was the reason why some State houses were going .ahead and some houses under private construction were at a standstill, explained Sir James. He gave it as his private , opinion that there were two sections of people to be catered for in building houses. There were those who would never build or buy a house of their own, and there were those who would do so. Investing money in houses to rent was quite common, but it was uot profitable to-day. Sir James considered that at least one-third of the houses should be set aside for purchase by returned soldiers. NEED FOR BALANCE.

The need for balance in building was emphasised by Sir James, who said that the city had an area on which about 1,000 houses could be built, but it would be an unbalanced suburb if they were all built for rental. He urged on his listeners the desirability of reserving a proportion of them for purchase. The country was facing a serious crisis, he said, and there had to be expansion of certain industries producing building requirements or a restriction of building. All would acknowledge that the Commissioner of Works had a tre-, mendous problem before him. The question was bound up with the man power available and the raw and finished materials. Criticism had been at the Government for its refusal to allow licenses to bring into the country certain goods, but Sir James said that licenses bad been granted where shortages existed, but it was no use bringing into the country materials in excess of what was required. TIMBER BOTTLENECKS. One of the greatest bottlenecks in the building industry was in connection with timber. Prior to the war the conditions for men in the timber industry were very poor. To-day many of these men were returning to the Dominion after experiencing the conditions of the services and were not going back to the bush. Steps must be taken to remedy this, said Sir James, if they could get men into the bush and timber out, it would increase production both in New Zealand and in Australia, besides providing sterling funds overseas. •In common with other cities Dunedin was experiencing a shortage of houses, and a comprehensive plan must be developed in order to meet the situation Distances were regarded, to-day as nothing. Sir James said he personally travelled seven miles from his home to his office. The opening tip of the Kaikorai Valley area was a step in the i;ight direction, said the speaker, but it was small compared with the tremendous development plans in other cities. In one centre there was one scheme 20 miles out from the city in one direction and another 30 miles out in another direction. "ASLEEP FOR, A WHILE." " But you have nothing to be ashamed of in Dunedin," said Sir James. " It went to sleep for a while, that is all." He then went on to say' that the leading men of the city would have to devise a scheme for recovering lost ground. He deprecated parochialism in such questions as water, gas, and drainage.

Duiiedin was not well situated for i planning on large blocks of land, but there was no reason why 5,000 houses I should not be planned in the next five years, said the speaker, who explained that the co-operation of the Housing Department would be given. The problem of housing the students was one that must be met, he said. Within a stone's throw of the city was a camp owned by the Government, which could be taken over. Hostels could be built, but that was a five-year plan. At the present time the Mayor was placed in the position of having to ask people to take in student boarders. Sir James went on to say that Mr Albertson had visited Dunedin in connection with a slum clearance project which the Government had in view. The necessity for definite planning was also stressed by the speaker, who said that %vithout a plan confusion would result. The problem of the University student could be solved in three months, said the speaker in summing up his previous remarks, and provision made for messing and accommodation facilities. He urged the treatment of the problems of Otago as a whole and not each district on its own. Given the materials, the housing problem could be solved in four years, but if the full co-operation of the building industry was not forthcoming that time would be lengthened. The people must help with their purses and with themselves. " You cannot get better tradesman anywhere in New Zealand than in Dunedin," said Sir James. ".They are sound in outlook." He went on to say that development could not be carried out without the help of all sections of the community. The Dunedin Development Council was well worth while, he considered, and he urged the citizens to give it full support in its work. MAN POWER AND MATERIALS. Mr Albertson briefly spoke on the impressions he had received as he moved about the Dominion. The building industry was dependent on two factors, he said, man power and materials. Men must go into the bush, or they would not get the timber for building. It was not a congenial job, and it would take some little time to get men back into the bush. Taking it as a whole, he said, the housing shortage was not much greater than before the war, but young men were returning from overseas and marrying, which increased the problem. Speaking of the issue of licenses, Mr Albertson said that there were licenses overseas for all the materials they required, and the overseas firms had their own problems, and could not supply until the industry had been rehabilitated. Before the war 48 per cent, of the industry was building houses, but to-day 75 per cent, of the industry was engaged in house fnrilding, the remaining 25 per cent, building schools and factories. Dunedin had a region in a decadent area which his department had prepared plans to clear out and replace with more modern buildings. Speaking of the problem- of slum clearance or the reclamation of decadent areas, Mr 'Wilson said it was interesting to observe that in most eases the slums were in the most desirable parts of the citv, the reason being that they had been usually the earliest settled portions, and the growth of the city had gradually passed through them.

The meeting was then thrown open for a general discussion, after which a vote of thanks to the speakers was proposed by Mr P. 0. Smellie, vice-pre-sident of the Dunedin Development CouneP and carried.