THE HOUSING PROBLEM

Otago Daily Times, Issue 19969, 10 December 1926, Page 2

THE HOUSING PROBLEM

THE LOWER HXJTT SCHEME. Speaking yesterday at the weekly luncheon of the Dunedin Rotary Club, Mr P. R. Sargood made a useful and interesting contribution to the discussion of the means that should be adopted for the elimination and replacement of insanitary dwellings and areas. Mr SargooU said that the recent meeting to consider the eradication of those slum areas which deface this fair city, indicated a growing appreciation by the public of the dangers that threaten the community, and resulted in . large committee being set up to investigate the evil and exploit ways and means of grappling with it. It needed no words of his to emphasise the need of stopping at once what might grow into a permanent disgrace to a young and virile community. A beautiful city like Dunedin should bi free of any reproach in this connection. Its citizens had an extraordinarily well-developed sense of the beautiful and the fitness of things and only required properly organising to tackle the slum question in earnest and make slums for ever impossible in their midst. To a body of Rotarians, pledged to community service it was easy to u-ppeal for u sympathetic hearing with a knowledge that one and all were ready to lend a hand. Of course there were very many difficulties to overcome, much research to be made, and much hard work to be undertaken, but with a willing, competent, and efficient body of men and women, backed by public sentiment, most things civic were possible. The subject naturally fell under two ain headings: The demolition of hovels and slum areas, embracing the necessary powers of action and financial backing and the planning and laying out of residence areas and building of houses to rehouse those families that would be compulsorily removed from the slum areas, and the formulation of ways and means of of carrying this out. 'The institution of a movement in this ■ direction in Dunedin had induced him to make an endeavour while in Wellington to see .the Lower Hutt scheme, and some interesting data respecting it had been furnished to him. At the outset, the president of the Rotary Club in Wellington had organised a committee of business men- entirely composed of Rotarians. with one exception—Mr W. T. Strand, a Rotarian in spirit and deed, but not a member —a man who was giving nearly the whole of his time and devotion to the work in his desire to render community service, and who was technically trained in building and civic lore. The committee were all men keenly interested, and, indeed, seemed to make the scheme one of their personal hob bies. Working under the inspiration of “Service,” backed by the > Prime Minister and the various Government de partments, they had accomplished much in the short time they had worked. Acquiring options over an area of land at £250 per acre, they induced the Government to offer a prize of £2OO tor the best laid-out scheme of a model residential area. This was competed tor by experts from far and wide, and was eventually won by a New Zfealander. Arrangements were entered into with the Railways Department, under which all timber was cut in its workshops. A special extension of the Hutt railway line was run right into the area, and all material deposited on the site of each building. The area was contiguous to a declared industrial area, in which already were erected, or in course of er» tion. large industrial organisations, this ensuring a demand from an industrial population for housing and a_ practical guarantee of continuity of residence by those purchasing the houses. The Advances to Settlers Department advanced the capital up to 95 percent. of Government valuation, less a small individual deposit, ranging from £lO to £SO, the average so far being £25 for each of the first 50 houses disposed of. The prize plan haying been adopted, the area was sub-divided into blocks of one-sixth of an acre. Streets were laid out, formed and channelled, a main sewer was run through the entire area, each section being connected with it. and water and electric light were laid on, or provided for ultimately. A special railway station within a stone’s throw was erected, with an overhead bridge for safety. Contracts were let. first for 50 houses, and subsequently for 70 more, A unique method was adopted, in that contracts were subdivided—one for foundations, one for sewerage, one for channelling and reading, one for doors and windows, and so on, thus guaranteeing the utmost economy and efficiency. The cost of each of the first 50 houses was.as follows;—£6sß foj- the house, including £144 7s 6d for labour: £l6O for the land, and £75 for fencing, water and sewer connections concrete paths and yard, interest on moneys used for construction, valuation fees and general supervision. To this was added £4O per section, as betterment profit to the Crown. This property was then offered for sale, and very keen criticism of applicants is made in regard to their family numbers, standing, occupation and general suitability for community settlement. An accepted applicant was required to sign an agreement of sale and purchase, hedged round with as many protective restrictions as were deemed possible, and then entered into possession as owner. Provided he deposited £33, his weekly payment was £1 Is 9d which included sinking fund, and cleared hi? liability in 35 years. The Government Department would not insert a clause dealing in the equity which was estimatao to be worth £l5O at time of taking possession. but the conditions imposed by the agreement with the committee covered this as far as is possible. His _ inspection convinced him (My Sargood said) that a splendidly organised and carried-out effort was being accomplished by this scheme, and he had seldom seen such an example of high efficiency and rapid construction. The first 28 families to move in consisted of 164 persons, including 108 children. Previously these families occupied 86 rooms, or nearly two parsons per room, including kitchens, and either shared conveniences or were in houses without proper services. Their rent per room was 9s 6d per week, and averaged £1 9s Id per family. Under the now conditions the number of rooms occupied was 140. or one person and oneseventh per room, tho rent was 4s 6d per room and was £1 Is 9d per week per family (without local rates), with all modern conveniences and garden room. Thus a saving of over 7s per week per family was effected. There were 87 houses already sold, and there was a waiting list for many more. The amenities of home life were encouraged by a judicious selection and distribution of those known to_ be garden lovers. An experiment was being tried in the erection of a few concrete houses, and several of a new type, costing £l2 extra for additional comforts, were being built. Altogether the scheme was an inspiring example of well-designed, well-thought-out and well-executed community service. OFFICERS ELECTED. The first meeting of the Citizens' Housing Comrnitee was held in the Town Hall last night, and the following officers were unanimously ’ appointed: President. Sir George Fenwick; vice-president, Mr C. Speight; chairman, Mr Jas. Begg; vicechairman, Mr F. W. Mitehell. Organisation and publicity committee, Dr Herons (chairman). , , Technical Committee, Mr J. Louis Salmond (chairman). , „ . Legislation Committee, J. S. Stephens (chairman). Finance Committee, Mr Geo. Black (chairmThe various sub-committees undertook to start earnest work at an early date, and to report to the general committee early in the now year.