The Rushden Echo, 11th June, 1920, transcribed by Gill and Jim Hollis
The Municipal Housing Scheme
Dispute with The Housing Commissioner
Headquarters Delay
What Rent Shall Be Charged
At the meeting of the Rushden Urban Council on Wednesday the following reports were received from the
Housing Committee
A meeting of the Housing Committee was held at the Council Buildings on Monday the 31st May, when there were present:- Mr. F. Knight (Chairman), J. Claridge, W. Bazeley, C. E. Bayes, J. Spencer and T. Wilmott.
A letter was received from the Housing Commissioner referring to the recent visit of the Major on the 10th instant, stating that he had again considered the question of the lay-out of the Newton-road site and observed that it was unnecessary for any street works to be done unless the Council so wished, but in the event of street works being carried out it should be noted that the cost could not be charged on the Housing account. The Committee suggested that a revised plan of the sewers and drains for the houses be prepared showing the sewer at the back of the houses.
The Committee expressed great dissatisfaction at the contents of this letter and said that it was impossible to continue building on the Newton-road site unless street works were charged to the Housing account, and with regard to the proposed sewer at the back of the houses, they considered the whole suggestion absurd, as this would mean taking the sewage from the entire estate through the back gardens of the houses fronting on the Newton-road, or the subsequent construction of another sewer in Newton-road for the remainder of the estate.
The Clerk was instructed to write to the Commissioner expressing the Committee's disappointment at his letter and setting out their views with regard to the manner in which they had been treated in connection with the lay-out scheme, and if no satisfactory answer be received to communicate with the local Member of Parliament and obtain an interview with Dr. Addison.
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A further meeting of the Housing Committee was held at the Council Buildings on Tuesday June 1st,1920 when there were present:- Messrs. F. Knight (Chairman), J. Claridge, W. Bazeley, C. E. Bayes, J. Spencer and T. Wilmott.
The Clerk submitted the following correspondence which had passed between himself and the Housing Commissioner with regard to the difficulties arising out of his refusal to sanction as expenditure on the Housing Scheme the cost of the lay-out necessary on the Newton-road which was approved by the Local Government Board in May 1919:-
RUSHDEN URBAN DISTRICT COUNCIL
Clerk's Office, Rushden.
19th May, 1920
Rushden Newton/Trafford-road Scheme L.17
Dear Sir, - I beg to acknowledge the receipt of your letter of the 13th instant, which was communicated to a meeting of the Housing Committee of this Council last evening.
The Committee wish me to express theirkeen disappointment at the ultimatum contained in your letter, particularly in view of the favourable comments made by Mr. Major when he visited Rushden on the 10th instant both on the site and the proposals of the Council for the development,and to say that they entirely fail to understand how you can justify the action now taken after all that has gone before.
If the decision communicated by you is adhered to the Council will have no alternative but to abandon the Newton-road frontage as a building site and commence the preparation of another scheme providing for the construction of roads etc., on the land purchased, but they have no intention of doing this until they have submitted the details of the case to Dr. Addison, the President of the Ministry of Health, who as President of the Local Government Board previously sanctioned the whole scheme and expressed his personal thanks to the Council for their promptitude in dealing with the housing question in Rushden. I am therefore directed to approach the local Memberof Parliament asking him to endeavour to arrange for a deputation to be interviewed by Dr. Addison when the whole scheme and correspondence can be placed before him. In the meantime I beg to submit to you a resume of what has actually occurred.
November, 1918. Letter from L. G. Board
In November 1918, a letter was received from the Local Government Board stating that the question of Housing must now be considered one of extreme urgency, and that it was essential that the Council should submit a scheme to the Board at the earliest date.
Council's reply. The Council replied that it would endeavour to submit a scheme in February next. They at once entered into negotiations with various owners of building land in the district, and in December had arranged to purchase a field of about 15 acres (an undeveloped building estate) with a long frontage to Newton-road, for the sum of £1,500.
Negotiations for Purchase of Site - Subsequently, on preparation of the plan for the development, it was found that a saving of expense would be incurred by purchasing some adjoining land (a portion of a developed building estate) and after further negotiation with the owners this was acquired and an agreement for sale and purchase entered into.
Agreement with L. G. Board's Architect as to Layout Plan. - In the meantime the Surveyor to the Council had had one or two interviews with Mr. Unwin, at that time the chief Architect of the Local Government Board, and agreed with him on the lay-out scheme of the whole estate.
25th February, 1919. Provisional Contract for Purchase of Site sent to L. G. B.On the 25th February, a copy of the Provisional Contract for the purchase of the site with the other details given on forms supplied by the Local Government Board, were duly forwarded to that Board and in a covering letter I, at the Council's request, emphasised the fact of the immediate necessity for providing the 112 houses referred to in the Scheme, and this letter was acknowledged by the Local Government Board on the 31st March.
Acknowledgement by L. G. B., and General Approval. The acknowledgement stated that the Board were prepared to approve the Scheme generally subject to the site being found satisfactory on inspection and that they would arrange for one of their Inspectors to visit and report on it at an early date. The letter asked that a valuation of the site might be obtained from the local Inland Revenue Valuer and submitted to the Board.
Visit from Inspector of L. G. Board. Report on Site by District Valuer. The Inspector from the Local Government Board shortly after, visited the site and reported very favourably, after which the local Inland Revenue Valuer also inspected the site and submitted his report which was duly furnished to the Board.
19th May, 1919. Formal Sanction to Purchase of Site and Approval of Lay-out. On the 19th May, 1919, the Board wrote stating that having considered these reports they sanctioned the purchase of the land on the Newton-road as a site for the erection of working class dwellings and formally approved the lay-out plan.
26th May, 1919. First letter from Housing Commissioner referring to the Scheme as approvedin all its stages.
On the 26th May, 1919, the Council received their first letter from the Housing Commissioner regarding the Scheme for the building of 112 houses, which, he stated had been approved by the Board in all its stages and enquiring if the Council had obtained Tenders which he asked might be submitted to him as early as possible.
Further letter from Commissioner as to Tenders. A further letter was received from the Housing Commissioner dated the 2nd June stating that he noted that the Board's approval to the house plans had been sent on the 19th May, and enquiring if he could render any assistance in expediting the obtaining of tenders for the houses.
30th May, 1919. Personal letter of thanks from Dr. Addison for Council's promptitude in dealing with the matter.On the 30th May, Dr. Addison, President of the Local Government Board, wrote a personal letter to the Chairman of the Council referring to the Official notification of the Board's approval of the Council's Scheme for the erection of 112 workmenâ™s houses, and expressing his personal appreciation of the earnestness of the Council in submitting a Scheme for housing at such an early date. Dr. Addison asked that building operations might be commenced at the very earliest possible moment and expressed a hope that the Council would not hesitate to adopt any special procedure that might be found necessary to secure an early commencement of the work.
July 1919. Tenders for the first 24 houses.Ultimately the Council obtained tenders for the building of the first 24 houses in Trafford Road which after some correspondence and interviews were approved by the Housing Commissioner and the Contract entered into with the lowest tenderer. The Council had grave doubts as to whether this tender should have been accepted but understood from their Architect that the Housing Commissioner would not hear of one of the higher tenders being substituted.
Delay by Builder of first 24 Houses. The building of these 24 houses has for various reasons, beyond the control of the Council, been protracted and it is improbable that they will be completed before the end of the present summer.
16th December, 1919. Details of works required to carry out approved.Lay-out Scheme submitted to Housing Commissioner. On the 16th December last the Council forwarded to you details of the necessary works for carrying into effect the lay-out Scheme as previously approved by the Local Government Board, this was acknowledged by you on the 3rd January, when the question first arose as to items not ranking for subsidy in the Housing Scheme. The first street dealt with being Nos. 5 and 6, and the whole question gone into as to the cost of the land and other matters which had been fully dealt with and agreed upon nearly 12 months before.
Repeated Applications by Council for Commissioner's approval of Street works. At the Council's request I wrote to you on several occasions pressing for your approval of the works proposed in order that the building of the houses on the Newton-road might be proceeded with but it was not until the 1st May, that you were good enough to write stating that Roads Nos. 4 and 5, would be allowed to be charged in the Scheme. But if Road No. 6 was repairable by the inhabitants at large no part of the cost of the works in this road could be charged.
Tenders for building on this Road previously accepted. This letter came as a great surprise to the Council as they had already accepted the tenders for 42 houses on this road, which tenders had been approved by you.
Application for Interview.Your letter was considered by the Housing Committee, and I was instructed to ask you to be good enough to make an appointment for myself and the Surveyor to see you and talk the matter over, as clearly there was some misunderstanding in your office with regard to the question.
Visit of Mr. Major from the Commissioner's Office. To this letter you replied that Mr. Major would visit Rushden on Monday the 10th instant, which he did and met myself, the Surveyor, and the Vice-chairman of the Council. Mr. Major appeared thoroughly to understand and appreciate the position leaving the impression that if his report were acted upon, there would be no further difficulty with regard to this road.
Housing Commissioner's decision as to the Street Works.On the 14th instant the Council received your letter stating that it is not necessary for any street works to be done, or if carried out they could not be allowed to be charged to the Housing account.
The builders, whose tenders have been accepted for the 42 houses on the Newton-road, have promised that they should be completed by the end of the present summer and now it is coolly suggested that revised plans of the sewers and drains should be prepared and submitted to you for approval.
The Building Committee are advised by competent authority that your suggestion of placing the sewer at the back of the houses is altogether unworkable and bad from every point of view, and that it would render impracticable the future development of the estate on lines which would be approved by any reliable Town Surveyor.
Yours faithfully,
G. S. MASON, Clerk.
The Housing Commissioner.
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Buchanan Buildings,
24 Holborn,
London, E.C. 1.
25th May, 1920
Rushden Urban, Trafford Road Scheme, L17
Dear Sir, - Referring to your letter of the 19th instant, I much regret that my letter of the 13th instant, to which it is a reply, has had so disturbing an effect. I hardly think my ruling is so serious as your letter suggests.
The very last thing to be contemplated is delay in building the further 42 houses, which, you inform me, has now been arranged for, and I fail to see any occasion for postponement.
Apparently Newton-road is an existing highway made up and repairable by the inhabitants at large, and houses built on one side of this road would not obviously necessitate any street works.
But if any improvement of the street is desirable surely it is a matter for the local Authority as such and not as owners of the Building site.
As to the sewers, I feel sure the Council will co-operate in every possible way in avoiding unnecessary expense, and if by using combined drains for some of the houses and so saving the cost of breaking up the road by the laying of sewers of a more economical method of development is secured, it does not appear unreasonable to suggest that this is the course which should be followed.
If you and representatives of your Council would like to see me personally, I shall be only too happy to receive a deputation and would suggest next Monday at my office in the forenoon, or failing this being convenient, I would willingly try to fit in an early appointment to meet at Rushden.
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Yours faithfully,
FRANK M. ELGOOD
Housing Commissioner.
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26th May 1920
Rushden Urban Scheme L. 17
Dear Sir, I beg to acknowledge the receipt of your letter of the 25th instant, but am afraid you fail to appreciate the position.
You refer to Newton-road as 'a street'. This not the case so far as being adaptable for building purposes, it is simply a district road repairable by the inhabitants at large. Certain street works are absolutely necessary if the frontage is to be used as a building site. Moreover, if the 15 acres estate is to be developed for building it is equally necessary that a sewer should be carried up this road. Such a sewer could be of no use for any other purpose than this particular building Scheme, the Cemetery being on the other side of the road and the land beyond being outside the line of gravitation.
The Local Government Board in their letter of the 15th May, 1919, urged upon Local Authorities to develop such portions of the approved sites as abutted on existing highways immediately, but it was never suggested that any street or sewage works for this purpose would be a charge on the rates and not on the Scheme.
The Committee do not feel disposed to make any appointment to see you in London, as their instructions are to see Dr. Addison, but if you care to visit the site and meet them before such an interview, they are satisfied that you would at once see that any costs reasonably and necessarily incurred on this road for the sole purpose of the Scheme should be allowed as part of it and not be a charge on the rates.
As building operations are being held over pending the settlement of this question, perhaps you will give the matter your immediate attention.
Yours truly,
GEO. S. MASON.
The Housing Commissioner.
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The Committee approved of the Clerk's letters and requested him to communicate with the local Member of Parliament unless a satisfactory reply be received from the Housing Commissioner in the course of the next day or two.
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Proposed Rents
Correspondence from the Housing Commissioner was received pressing the Committee to complete and forward to him form D. 106, being a statement of the estimated annual income and expenditure in connection with the Housing Scheme and calling attention to the regulations providing that the rentals should be sufficient to cover at least two-thirds of an economic rent.
In the absence of any reliable information as to the total cost of the houses and the terms upon which the money could be borrowed, the Committee felt it impossible to make any estimate of the figures required and the Clerk was instructed so to inform the Commissioner.
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2nd June, 1920
RUSHDEN URBAN. TRAFFORD ROAD. L. 17
Dear Sir, - Referring to your letters of the 30th April, 19th May, and 26th May with regard to Form D. 106, the Housing Committee wish me to inform you that in the present state of affairs it is impossible to give the information required on this form. At present they cannot state what the houses will ultimately cost, the cost of road-making, sewers, &c. has not been ascertained owing to the Housing Commissioner having for the present not approved the specification submitted and with the present state of the money market it is impossible to say upon what terms the loans can be arranged.
With regard to the rents the houses will be let to artisans engaged in the Boot and Shoe trade and the Council will probably adopt the suggestion made in Regulation 21, viz: a rent fixed with regard to the prevailing rents in the district with such additions as may be allowed by the Increase of Rents &c. Acts in the case of existing houses. On this basis the rent will be 6s. 10d. per week with a possible addition, if the Bill now before Parliament becomes law, of it being raised 40 per cent, the landlord paying rates.
Yours truly,
Geo. S. MASON
The Housing Commissioner.
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BUCHANAN BUILDINGS,
24, HOLBORN,
LONDON, E.C.1
5th June, 1902
RUSHDEN URBAN. TRAFFORD ROAD. L. 17
Dear Sir, - I beg to acknowledge the receipt of your letter of the 2nd instant, and have to say that under the circumstances preparation of Form D. 106 can be deferred for the present. As regards the concluding paragraph of your letter, it should not be assumed that the new Bill now before Parliament, if passed, will provide for increase in rents of existing houses being applied to the new houses, and it will be necessary for adequate initial rents to be proposed for the latter. The figure suggested in your letter, 6s. 10d., is much too low in view of the class of tenants anticipated and the Council should consider whether it will not be possible to obtain say, 10s. for non-parlour, 3 bedroom houses, and 12s. 6d. for parlour and 3 bedroom houses exclusive of rates and water charges.
Yours faithfully,
A. F. SMITH,
For Housing Commissioner
The Clerk to the
Rushden Urban District Council,
Rushden, Northants.
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7th JUNE, 1920
RUSHDEN URBAN. TRAFFORD ROAD. L. 17
Dear Sir, - I am in receipt of your letter of the 5th instant and note preparation of Form D. 106 can be deferred for the present.
With regard to rentals, you have apparently misread my letter. The general Housing memorandum No. 8 states that the regulations provide that the Local Authority may if they so decide, charge initially a rent fixed with regard to the prevailing rents, and raise the rents by instalments until the desired level is attained. In every case the Local Authority would be required to make such additions to the initial rents as will at least represent the additions allowed by the Increase of Rents &c. Acts in the case of existing houses. This was the suggestion contained in my letter.
Yours truly,
GEO. S. MASON
The Housing Commissioner.
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Clerk of the Works
It was resolved that the salary of the Clerk of the Works be increased to £3 10s. per week dating from the 1st June instant.
Discussion
The Chairman, in presenting the Housing Committee's report, and proposing its adoption, said that the Council was very much indebted to Mr. Mason and the chairman of the Committee for the elaborate and explanatory report which they had drawn up. It showed how the Council had been treated by the powers above them.
Mr. Knight: The report has been drawn up to set out the position in regard to the housing question in Rushden so that the public of the town may know exactly where we stand, and the difficulties with which the Committee have had to contend. The time has come for the Council to approve of the action of the Housing Committee. At our last meeting we were led to believe, from an interview between Mr. Major and the Clerk and Vice-Chairman, that the scheme was going through according to our suggestions, and we had a surprise when it was reversed and the Housing Commissioners adhered to their former propositions. We took a very serious view of that attitude, as we have been trying from the commencement to push on with the housing scheme. No time has been lost by this Council in getting the work going for supplying houses which are so very much needed in the town. In November 1919, we were asked to provide a housing scheme with all possible speed. We promised to submit something for the authorities to consider by the following February. This we did, and it was approved. We had an intimation from the Local Government Board thanking us for the efforts and progress which we had made towards fulfilling what they and we wanted. Then we had a personal letter from Dr. Addison, Minister of Health, thanking us for the promptitude with which we had acted. Both the Local Government Board and the Ministry of Health approved of our scheme. Then as things went on they got delayed. We asked for information in December, which we did not get until May through delays at Government offices. We then got out tenders for 42 more houses on the Newton-road. That was approved. Now they refuse to accept responsibility for the roadmaking, which was part of the scheme. The roads, they say, have got to be a charge upon the parish. Mr. Major gave us fully to understand that his recommendation would be to carry the scheme out as we had suggested. The Committee think the time has come when drastic action should be taken on our part. We decided to ask Mr. W. R. Smith, M.P., to arrange for a deputation to meet Dr. Addison. We have not heard anything further from that source. The Housing Commissioner thought we were taking a very serious view of things, and wanted us to see him. We refused, deciding to see no one but Dr. Addison, and to put the whole facts before him. The facts are set out in this report. The Council as a whole have done their utmost to carry out the instructions we had in 1919. We have been frustrated all through by red tapeism from the office of the Minister in question. I think it would be advisable for this Council to back up the Committee in the bold action they have taken in the matter. The Committee would very much appreciate that support.
Mr. Hornsby: I certainly give the Clerk and the Housing Committee every credit for the steps they have taken. It seems to me, seeing how badly houses are needed, there is an unwarrantable delay on the part of the Housing Commissioner. If Dr. Addison had had his way there would not have been any delay in the matter. Why there is all this delay passes my comprehension. I certainly approve of the action taken by the Housing Committee, and I hope that the course which they have taken will be followed up and that we shall get our own way in the matter. It is very obvious that we cannot throw on the rates the additional burden of the cost of making new roads. I was hoping that when the tender was accepted for the 42 houses they would by now have been a long way towards erection. As time goes on the expenses seem to be piling up; where it is eventually going to fall I do not know. I am afraid there will be a heavy burden upon the working classes. The report states that the rents which the Housing Committee suggested to the authorities above did not meet with their approval. The latter suggests that it be 10s. for one section and 12s. 6d. for another. It they knew of the short-time in the staple trade of the town I wonder how they think working people can pay rents like that. It is almost impossible.
Mr. Swindall seconded the adoption of the report, and said he thought the committee had done everything in their power, but the scheme seemed to have had every obstacle thrown in its way. There was the difficulty of labour, the difficulty of obtaining materials, and the reduction of working hours from 52 to 44. He hoped the deputation would be received by Dr. Addison and that they would obtain all they required.
Mr. Bazeley, alluding to the letter dated June 7th, said that the rent proposed by the Commissioner was ridiculous. The rent suggested was out of all reason, and it would not be practicable to carry out the suggestion.
The motion adopting the minutes and approving of the action of the Committee was carried unanimously.
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