HOUSING SURVEY

Timaru Herald, Volume CXLIII, Issue 20674, 12 March 1937, Page 7

HOUSING SURVEY

DUTIES OF LOCAL BODIES MR R. B. HAMMOND’S VIEWS SUB-STANDARD HOUSES The directions in which the Government, required the co-operation and assistance of local bodies in conducting a housing survey were explained to delegates to the conference of the Municipal Association of New Zealand yesterday by the adviser to the Town Planning Board (Mr R. B. Hammond), who emphasised that the responsibility for seeing that all houses not conforming with the structural and overcrowding standards laid down by the Housing Survey Act were surveyed. "The Act, which is administered by the Minister of Finance, imposes an obligation upon the council of every borough and the board of every town district having a population of not less than 1000 inhabitants, to prepare a housing survey," said Mr Hammond. "The regulations require such local authorities to submit to the Minister, not later than July 31. 1937, a statement together with a map showing the houses which are below the standard and the houses which are overcrowded. “It is first necessary to examine and consider certain basic economic and sociological facts. A properly devised housing scheme for any community must be based on adequate information as to the extent to which existing housing accommodation falls short of a reasonable standard. This calls for a comprehensive survey of existing conditions in order to provide information as to the number of dwellings which are over-crowded and the number of houses which fall below a desirable standard of fitness for habitation. Object of Survey "The main object of housing is to provide dwelling accommodation for the whole population according to a recognised minimum standard. The survey will provide information as to residential structures and dwelling units. It will show the type and construction, their condition and the presence or absence of proper sanitary conveniences. It will show the number of persons who occupy these dwellings and the number of rooms in relation to the number of occupants. This information will be an invaluable guide in f formulating any housing programme for the community, and also in conpection with slum clearance In connection with slum clearance programmes. In arriving at a standard of fitness for existing houses, we should

bear in mind that a house should not only be free from structural defects, but should also have reasonable conveniences and amenities which tend to promote a healthy and contented home life. “A minimum standard of fitness would include proper provision for light and ventilation, drainage, and adequate sanitary conveniences for the family’s exclusive use. There should also be modern facilities for washing and cooking, together with proper provision for the storage of food. In addition to these requirements there should, of course, be adequate yard and air space to each house. Having determined, as a result of the survey, the number of over-crowded houses and the number of substandard houses, the Department is in a position to know how many new houses are needed to meet the requirements of the community on the basis of family units. “Under the housing division of the Federal emergency administration of Public Works, U.S.A., no housing schemes will be approved [or Government financial assistance unless a comprehensive housing survey is first submitted, showing the economic and social desirability, and the physical requirements of a housing scheme for the locality. The thoroughness and comprehensive nature of the surveys which are now being conducted throughout America is indeed a revelation. Not Merely Statistical “The survey information required by the Ministry of Housing is not just for statistical purposes. It is required as a basis for formulating a long-term housing policy, it is true that certain new house construction is being undertaken in advance of the housing survey, but only in towns where it is definitely known that a shortage exists and where it is safe to proceed with the erection of a limited number of houses pending the completion of the survey. “During the depression very little house building was undertaken also during these years rot and decay still went on and very little was done in the maintenance of existing structures, with the result that there was a great increase in the number of substandard houses. Consequently when the depression lifted, the country was faced with a serious shortage of houses. It is desirable to know the present position in the various towns in regard to the number of houses which are over-crowded and those which are unfit for habitation, for the purpose of determining the number of new houses which are required to meet the needs of the people. Mr J. A. Lee, Parliamentary Under-Secretary to the Minister of Finance, who is in charge of Housing, has already stated that the Government proposes to introduce legislation to deal with the slum problem. These proposals must be based on a survey comprehending all factors, and it is desirable to have complete information in regard to existing housing conditions and also of the people who are living in sub-standard houses, before dealing with any rc-housing proposals

The information which he local authorities are required to furnish will also be used by the State Advances Corporation in connection with loans for private building. The data will be a valuable guide to the department in its lending operations. For Instance, if a town shows that there is a shortage of housing as a result of the survey, I have no doubt but that loans to building applicants in that town will receive preference to those in a town in which there is a healthy housing position. Inquisitorial Survey "There has been some criticism as to the inquisitorial nature of the survey. Our survey is extremely mild compared with those now being undertaken in America and Australia. Under the regulations, it seemed that the majority of the local authori-

ties have been attempting to define an area embracing all the sub-standard houses within the borough. My investigations have led me to the conclusion that it is really not possible for local authorities, except in the case of the larger towns, to define any area to the exclusion of other areas in which would be found all the sub-standard houses. The provision in the regulations relating to 'defined areas’ was really never intended to apply to the smaller towns. It will only be in a very few cases where defined areas can be approved. The alternative will be to survey the whole borough. The Minister, however, is prepared to grant dispensation from the necessity of furnishing particulars with respect to those houses which are definitely known to be above the standards as set out in the regulations regarding overcrowding and fitness.

“The investigator would carry out what virtually amounts to a survey of the whole borough. It would, however, only be necessary to furnish particulars in respect to the houses which are below the standards. Where there is any doubt, however, as to whether any house is likely, upon investigation, to fall below the standards set out in the

regulations, such houses are to be inregulations, such houses are to be included in the survey. It will not therefore, be necessary for such local authorities to forward to the Department a map, of the defined area. It will, however, be necessary to submit a housing survey map at the time of submitting the housing survey statement. The Ministry of Housing seeks your co-operation In making the housing survey a success,” added Mr Hammond. Minimum Standard The president (Mr T. Jordan, Masterton) inquired whether the Department would accept the word of the local authority that a house was up to standard. Mr Hammond said local bodies could be assured that that would be done. If the information was not correct, a Departmental officer could check up. Mr P. C. Vinnell (Timaru) said that, although the local officer’s word was taken, his opinion would be based on the minimum standard set by the Government, therefore there would be no freedom at all. Mr Hammond explained that it was left to the discretion of the officer to say which houses should be surveyed. Mr Vinnell asked how an officer could determine that without making an inspection. Mr C. Bailey (Auckland) said liie officer would know what houses were sub-standard. There were many in Auckland which did not require to be surveyed, but, on the other hand, there were thousands which did. Rev. E. T. Cox (Dunedin) inquired whether it was necessary for the whole area to be mapped by July 31. He assumed that if only those areas which needed surveying were mapped by July 31 the Government would be satisfied. Two Standards Required Mr Hammond said Mr Cox was wrong in his assumption, but if mans showing the houses which required surveying were submitted the position would be met. He pointed out that the regulations provided for two standards, one structural and one relating to over-crowding. It was possible for a house to be over-crowded, even though it might be structurally up to standard. Mr J. Park (Onehunga) inquired whether the fitness of the officer making the investigation would be taken into account. If it was left to the individual judgment of officers there might be one standard in one place and a different standard in another.

Mr Hammond said that the regulations emphasised the necessity of the investigators being suitable men. The Government depended on the local authority for the correctness of its information. Mr J. W. Andrews (Lower Hutt) said a housing survey had been made in Lower Hutt, and it was found that there was no shortage of houses with which the local builders could not cope. Yet a large number of State houses had been dumped in that district and the Government would not pay the rates or permit fees, which

was an iniquitous position. If the Government wanted to remedy the housing shortage it should erect dwellings in the areas where more houses were wanted and not make Lower Hutt a dumping ground. A proper regional plan would show wher? houses were most needed. Mr Hammond was accorded a vote of thanks for his address.