UNIMPROVED LAND VALUES.

Otago Witness, Issue 2516, 4 June 1902, Page 13

UNIMPROVED LAND VALUES.

MR H. G. ELL, M.H.R., AT SOUTH DUNEDIN. At Naumann'e Hall, South Dunedin, . on Wednesday about 25 persons assembled to hear Mr H. G. Ell, M.H.R., on the ratitng on unimproved land values, State bank, and referendum initiative questions. Mr W. H. Warren was in the chair. In his address the speaker covered much tho same ground as at Port . Chalmers ..on Tuesday evening, and reported yesterday. In referring to unimproved values, he said a great deal of misconception existed as to the term. It was thought that as improvements were made the rating would decrease and the revenue fall away, but then -it would only be a case of increasing the "rate. Tfc was thought that the rate Would press heavily upon poor people, but he would, show by figures that it would not. As a man improved his property ,so his rates would decrease, and a man who. built a big house and made himself comfortable should be regarded •as a publio benefactor, as he gave- employment to a little host of workers instead of putting his money into shares or building sections. The unimproved value in South Dunedin was £101,479, the general rate amounted to about £1234 10s. and tha unimproved value rate at 3d in tho pound would be £1264 9s 9d. Tho gasworks new paid £116 15s in rates, but under the new system they would only pay £31 19s 3d; a cottage in M'Bride street now paid 16s, and would pay 6s 3d under the new system ; and the ropeworks paid £10 10s, and would pay £6 5s under the new system. It might bo said that the new system could not be much good if big institutions like tho gasworks escaped with less rates, but the depreoiation in this case would mean a vory small item to each ratepayer when spread over the whole area. The amount was made up on large areas lying idle or having but little improvement. The poor people would undoubtedly pay less under the new system than the old. It might bo said that, supposing the suburbs amalgamated with the city and the taxing on the great institutions decreased, it would have to be made up by small landholders. That would not be so, for the rating on the city sections was different. It would be found that the residential areas would pay lees rate? and the city properties more. The rates in Dunedin amounted to about £26,050 at present, at 2s in tho pound; but 3id in the pound on unimproved values would produce about tha same amount. In Christchuroli and Wellington it was the same — the residential areas would pay lees than the city. A bank I property in Princes street, for instance, ■ producing £200 in rates, would produce rather over that *on the unimproved value, whioh was £15,500. An hotel on a corner in Princes street now paid £102. The unimproved value was £8800, and the ratingon that would be £114 11s Bd. Eight shops in a quarter-acre in Princes street, old buildings, now produced £138 12s on the annual land value of £16,500, while under the new system the rates would amount to £214 16s lOd. All this value was being created by the community, and the sito made the value. In the poorer districts — for instance, in Forth street — a cottage paying £3 4s at present would pay £1 123 6d under the new system. He then went on to outline the proceedings necessary to demand a poll on the .question. He considered rating on unimproved values was the best possible way of rating. It encouraged improvements and discountenanced the holding of vacant sections for increased value. — (Applause.) In speaking of the State bank and the referendum with initiative. Mr Ell spoke in similar terms to his Port Chalmers address, already reported, and he was frequently applauded by the audience. At the close of the address several questions were aaked and answered. Mr Bedford then moved — " That this meeting is in favour of rating on unimproved values, the establishment of a State bank, and the introduction of the referendum." This was carried unanimously. Votes of thanks to the speaker and chairman concluded the meeting.

The Taieri Advocate says that several carriers had to leave their loads at Lee Stream last week and return to Outram on account of the roads being blocked with snow.