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41
‘ centres ; it will tend to equalize site­values and considerably reduce
the demand for further town accommodation. To further continue
the housing of the people by replacing slums by block dwellings is
only to further increase the value of the ground-rents of the populous
3 districts; while to encourage suburban and rural housing is a natural
and healthful means of reducing those values and thus of making the
i acquisition of town lands by the municipality more possible.
There is at present a great opportunity in the hands of the town
authorities ; many can purchase lands near their boundaries at a cost a
little above that given for agricultural land, and build on this under
· Part III. of the Act of 1890, allowing allotments of varying size in the
1 shape of gardens to the cottages they will erect ; after this they can
( establish cheap and rapid electric tramway communication which
ï will ensure their having tenants and also allow them to proceed with
J the dilapidated property in the central parts of their district. It is
most important to arrange these reforms in their proper order and
to carry out a defmite policy. By following the course recommended
_. above, great and wholly unnecessary expense is saved by buying the
land well outside, and also by obtaining it before the means of com-
·" munication has raised its value. Thersubsequent supply of ready
communication will be of beneüt to the community
Q (1) By making its houses more readily accessible and thus greatly
increasing the demand for them.
_ (2) By relieving the congested-or, in other words, the working _
T class-area of the town.
(3) By reducing the value of central sites and slum property, and
thus making possible the provision of open spaces and the
demolition of insanitary property.
”‘ The result of this would be to reduce to a minimum, certainly so far
as the industrial population are concerned, the residential character
of the town area proper, and the proceeds of any subsequent taxation
of ground rents might go to more suitable objects than the subsidis-
ing of a condition of working­class housing which was bad economic-
ally as well as hygienically. But after all possible facilities in the way
of locomotion have been afforded, there will still remain a class, such
( as the dock laborers, the irregularity of whose work will necessitate
. their residing somewhere near it. Decentralization and cheap loco-
motion will help this class as well, by lessening the demand for hous-
l ing accommodation and the lowering of central site values ; and apart
§ from this somewhat theoretical advantage, it would be quite reason- .
1 able to assist iinancially the housing of those who in the service of
the community were forced to live under conditions that necessitated l
more expenditure of wages. i
( The taxation of land values should, then, be sought for as soon as ·
* possible, not that the proceeds may assist the poorer classes to live on .
i sites of heightened value, but in order to assist the sanitary and de- i
l cent housing of that large part of the community that is at present g
quite unable to pay the small rent that must be charged by the local {
) authorities for really suitable accommodation. u
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