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| The Rushden Echo, 11th October, 1912 |
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Housing Problem At Rushden
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Disucssed by The Urban Council
The Great Demand for Dwelling-Houses Public or Private Enterprise? Threatened Appeal to The Local Government Board At a meeting of the Rushden Urban Council on Wednesday, Mr. Bazeley, according to notice, moved “That the Council make application to the Local Government Board for permission to prepare a scheme under the Town Planning and Housing Act.” There are – he said – four stages of procedure, and the first is to apply to the Local Government Board for permission to prepare a plan for the erection of houses under the Act. Then they will hold an inquiry, and if they consider there is a demand for houses they will give us permission to prepare a scheme. We should then prepare our scheme and send it to them for approval or otherwise. Last year this matter was referred to a committee for inquiry to see if there was a demand for cottages. In the opinion of the majority of the Council there was not a demand beyond what could be met by private enterprise. I find that only 29 cottages have been erected in Rushden during the last four years – in 1909, 4; in 1910, 13; in 1911, 10; this year to-date, 2. No member of the Council can honestly say there is no great Demand for Cottages to-day, and we know the demand is getting more and more pressing. It has reached a very serious stage. There were a great number of marriages last Rushden Feast. Many of the newly-married couples had to go into two rooms because there were no houses to let. Plenty of married workmen employed in Rushden are living out of the town because they cannot get a cottage in Rushden, and it is time the Council took this matter up. They could do it much better than it could be done by private enterprise. It is almost a scandal the way in which people are placed to-day. When cottagers are assessed there is a certain allowance made for repairs, but now, when a tenant leaves a cottage, the landlord is prepared to do nothing for the incoming tenant in the way of repairs, and the tenants have to do the repairs themselves if they take the house. That is an unsatisfactory state of things, and the Council ought not to encourage it, nor should the Council encourage Overcrowding, as they do by their inactivity in not taking action under the Town Planning and Housing Act. The Local Government Board have power to force an unwilling local authority. Recently, on the requisition of four house-holders in a parish near Devizes who complained of inactivity of the local authority, an inquiry was held, and the inspector, seeing there was a demand for houses, ordered the authority to erect 12 houses in 12 months. I should like to see the Rushden Urban Council move voluntarily without four householders petitioning the Local Government Board. I am glad to see by the “Municipal Journal” that the local authorities up and down the country are moving in this matter much more rapidly than they have done hitherto, and with very good results. What other Councils can do, I am sure the Rushden Council can do under the capable management of our Surveyor; we could supply the wants and provide good homes for the people at reasonable rents. There is a great demand for cottages in Rushden at about 4/0 A Week Rent. The wages of the workers will not allow them to pay a higher rent than that. Under the present high cost of living the people cannot pay high rents unless they are receiving good wages. As a Public Health Authority we ought to look at the matter from this standpoint and take up the question in earnest. At the present time there are a number of couples in Rushden waiting to be married and they are kept back because they cannot get houses. A Councillor: It is a pity. Mr. Bazeley: Yes, and it is a pity when young married couples have to go into two rooms because they cannot get a house. I hope the Council will proceed with the four steps in order to get workmen’s cottages built. The Roads Development Board suggest that some part of the money they receive should be devoted to the housing question. There is every encouragement given to local authorities to provide a scheme of this sort, and Rushden presents a good field for such an enterprise at the present time. This would not put any burden on the rates. With Private Enterprise at a standstill in this matter of erecting cottage property, there is nothing to hold you back from proceeding under the Act. Mr. John Spencer, in seconding, said: I am in favour of national and municipal schemes of housing. Rushden has always been noted for its progressive character, but of late years private enterprise with regard to building has failed to provide for the accommodation of the people. Whether land or materials are dearer or not, I cannot say. I am satisfied there is a good demand for houses in Rushden. Many people living at Wellingborough or Irchester and working here have asked me if they could get a house in Rushden. There is a general demand for houses in the town. Married people have to go into two rooms because they cannot get a house, and this is against the growth and improvement of the town. Mr. Gladstone once said that people should not pay more than one-tenth of their income for house rent, and that is a good rule. Instead of building so many Dreadnoughts, if the Government would build houses for the people it would be better. For the cost of one Dreadnought, 10,000 houses could be built, and the Government could soon provide homes for the people at less than one-tenth of their income. Northampton Town Council are proceeding with a housing scheme. The Towcester Rural District Council are facing the question. Banbury is doing the same. I have seen the cottages erected at Sharnbrook, and they are suitable houses for the locality. The more houses we have in Rushden the more people we shall have to pay the rates, and the result will be a bigger income for the Council, which will help to bring down the rates or give us money for improvements. Mr. Claridge: What would this resolution commit us to? The Chairman (Mr. G. Miller): To an application to the Local Government Board. Mr. Clipson: There is a great deal in this question. There is undoubtedly to-day a demand in Rushden for houses, but I should like to see something done to encourage private enterprise. At present people say they cannot Make Cottage Property Pay. Unless private enterprise meets the demand for houses, I shall support a scheme like this. Mr. Claridge: I too shall support a scheme of this sort if private enterprise fails. I do not think this is the proper time to adopt Mr. Bazeley’s proposal. Our term of office expires in six months’ time, and I do not think it is the right policy to embark on a big scheme like this at the end of our term of office. I should certainly suggest that the scheme be deferred until the next Council is elected. I do not think we should involve our successors in a scheme of which they might not approve. I do think, however, that provision should be made for these people who want houses, and, if private enterprise will not provide the houses which are required, I should be prepared to support a scheme of this sort. But I want to be assured that it will not put any burden upon the rates. It is a matter which should have inquiry. I do not see why houses could not be built on a loan so as to be self-supporting. Something ought to be done, and the Progress of The Town ought not to be retarded because of the lack of private enterprise. Under existing circumstances, I am afraid private enterprise will not rise to the occasion, and then there will be no other course open but to provide this accommodation. We know our bye-laws make it very expensive to erect houses, and I do not see how anybody can erect houses according to our bye-laws and make them pay. Mr. Knight: No one, I am sure, will complain of the way in which Mr. Bazeley has put his motion before the Council. It is most moderate, and I am not surprised he should move it, knowing the interest he takes in the working classes and his wish that the workers should have proper housing at a rent they are able to pay. But, as Mr. Claridge has said, this Council is nearly at the end of its term of office, and a scheme of this sort should be dealt with by a new Council. There are other things we ought to take into account. We ought to consider the owners of property in Rushden who have had enterprise in the past if they have not got it to-day. We all know that Houses Are Wanted in Rushden, but it is not long since that there were a considerable number of houses to let; and under those conditions people who had had the enterprise to build those cottages suffered severely from loss all round. I do not think we are placed in an altogether isolated position, Kettering is, I believe, in just the same plight. There is no doubt that trade is very good. We hope it will remain good, and, if so, we hope there will be private enterprise to find accommodation for the people. If not, there is no alternative but for the local authority to do it, and I shall certainly support it then. Under our present bye-laws it is very difficult to build houses at such rents as the workmen can pay. I am prepared to move an amendment to Mr. Bazeley’s resolution, but it is not an antagonistic one. I move it on the ground that I think it is better to walk safely and properly rather than take a leap in the dark with regard to the Town Planning Act, which was passed more for rural than urban districts. In the rural districts there are houses Unfit For People To Live In. I think we ought to try and help those people who have money to spare to provide these cottages which we all agree are necessary. I move as an amendment :- That before adopting a scheme under the Town Planning, etc., Act, the Council take steps to modify their existing bye-laws, so as to meet present-day requirements, by allowing more modern methods of construction and materials, and thus encourage building by private enterprise. Proceeding, Mr. Knight said: I do not like opposing the scheme of Mr. Bazeley, but I think the amendment would have the effect of helping private enterprise. I believe that an intimation has been sent by the Local Government Board to the various authorities that they are prepared to relax somewhat the model bye-laws. If it is necessary to do that, I am very glad that the Local Government Board have come to that decision, and it will be a very considerable help to local authorities like Rushden in trying to meet the demands. The Local Government Board are now allowing Structures of Wood, steel, and different materials from what they would under the model bye-laws; they have seen the necessity for it. I hope Mr. Bazeley will give me credit that I am not trying to oppose his scheme but am merely trying to give opportunity to those who should have enterprise sufficient to meet the demands, which I, with him, admit are necessary; and if within a certain time we do not see some move, I would support Mr. Bazeley most heartily. Mr. Swindall: To test the feeling of the Council I will second the amendment. During the last few years private enterprise has not been sufficient. We want some buyers to come along, and then there would be plenty of cottages erected, but during the last few years people have not thought well to invest their money in cottages. The builders would like to see private speculators come along. This certainly is a very bad time for the Council to go into a scheme like this, because most of the building materials have increased 10 to 15 per cent. within the last few months, and I cannot see that in the future a cheap class of property can be erected. Twenty years ago you could buy cheap land but you cannot do so now. Mr. Knight: You can buy it as cheap to-day as 20 years ago. Mr. Swindall: It is not altogether the action of the Sanitary Authority, but there is a great stress on owners of property in Rushden and in other towns where they are called upon to make so many alterations to their property. Things which were passed eight or ten years ago and considered to be in order are condemned now; and, when people have invested their money and have to pay interest on their property, they cannot carry out these repairs. The power of the Sanitary Authority is too large. If the bye-laws could be relaxed a little, and private speculators could be induced to put money into property, things would improve. I do not think there is such a great demand for cottages as Mr. Bazeley makes out. During the last month I have had only two applications. With regard to young married people going into two rooms, it is No Disgrace to do that until they can afford to take a house. In reply to Mr. Knight, the Clerk said that the Local Government Board were sending out circulars stating that they were prepared to modify the bye-laws. The Ven. A. Kitchin: Mr. Bazeley has a great deal on his side. I believe there is a demand for houses, but he would have greatly strengthened his case if he had been able to come with a list of people who would be prepared to take houses if they were erected. I do not think any public body would take the action Mr. Bazeley proposes without first holding a very careful enquiry on their own account and finding out whether there is really a definite demand, and, if so, the extent of it, before taking a step of so great importance. I agree with Mr. Claridge and Mr. Knight that a moribund Council is not the best authority for undertaking a scheme of this kind. If there is a strong demand for houses it seems to me it would be A Very Good Cry upon which to go to the electors next March; they would then be able to pronounce upon it, and if they feel that some of the members of this Council are somewhat slow in adopting new ideas and are not sufficiently progressive, they will have the voting power to replace such with those more likely to carry out their wishes. Granted that the demand for houses exists to a certain point, as I believe it does, I think we should first of all give the builders every opportunity of meeting it. I am strongly in favour of private enterprise. I deprecate municipal enterprise coming into competition with private enterprise. I am prepared to go with Mr. Bazeley thus far – if, after due notice, the builders are either unwilling or unable to supply the demand which has been clearly shown to exist, then I for one am quite prepared to support the proposal that as a Council we should do what Mr. Bazeley asks, because I do not think we as a Council should take up any Dog-In-The-Manger Attitude. If the need is shown to exist, and if it is shown that it cannot be supplied in any other way, then it is the duty of the Council to supply that demand. A few years ago there were a large number of vacant cottages in the town. The present good trade may not continue. It would be quite possible that some of the houses we erect might be empty, and I fail to see how then the scheme could be carried out without the expense falling on the rates. Mr. Bates: I am glad to hear what Councillor Kitchin said about a list of people needing houses. I have a list of people wanting houses. Many people from Raunds, Finedon, Irchester, Irthlingborough, Wellingborough, and other places who work here walk to and fro every day. We have in Rushden employers wanting men; I know where the men are if they could get houses here. Other Employers in Rushden are asking for closers; I know where the closers could be got, but the parents will not allow the girls to make the journey daily. I know 20 people now who are after houses in Rushden. At least 100 people would come to live in Rushden at the present time if we had only houses for them to live in. The Chairman complimented Mr. Bazeley on the way in which he had presented his case, and said the whole debate had taken a very high tone. I believe – he went on – there is a demand for houses here, and perhaps a larger demand than we are aware of. There must be a cause why the demand is not met. What is the cause? A few years ago we had 200 houses empty here. That is not forgotten by the people who are interested in house property, and that is probably a deterrent to people embarking on building speculation. I believe recent legislation has had an adverse effect upon people speculating upon house property. Where one particular investment is Penalised by Taxation it must have a deterrent effect. Mr. Knight’s amendment is a very reasonable one. Mr. Bazeley replied to the discussion and said the question of housing was on the Labour programme at the last election and the one before that. The infantile mortality in the slums was very high, and that was an argument in favour of better housing. The Act was passed for urban as well as rural districts. He did not wish to hold it out as a threat, but if the Council did not take action the Labour Party’s supporters would certainly appeal to the Local Government Board. Messrs. Miller, Knight, Clipson, Swindall, and Claridge voted for the amendment, which was carried, Messrs. Bates, Bazeley, and Spencer voting against. Mr. Kitchin and Mr. Skinner did not vote. |
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The Rushden Echo, 15th November, 1912 Housing Question at Rushden At the meeting of the Rushden Urban Council on Wednesday, Mr. John Spencer referred to the Plans and Health Committees’ reports with regard to the letter to the Local Government Board with respect to the Housing and Town Planning Act. He asked if he could see a copy of the letter drawn up by the Chairman and the Clerk. [It will be remembered that at the last meeting of the Council the Labour members sought to put into operation the Housing and Town Planning Act, with the object of the Council providing a number of workmen’s dwellings. That proposal was defeated, whereupon they sent a requisition to the Local Government Board, asking them to hold an inquiry at Rushden into the need for working-class houses, and enclosing a copy of the Rushden Echo containing a full report of the discussion at the Council meeting. The Local Government Board forwarded a copy of the requisition to the Clerk to the Council, asking for the Council’s comments thereon. The matter came before two of the Council committees, as will be seen from our report of the Council meeting in this issue, and the Chairman and Clerk were authorised to draw up a reply to the Local Government Board.] In response to Mr. Spencer’s request, the Clerk (Mr. G. S. Mason) read a copy of the letter as follows:- Nov. 8th, 1912 Sir, - Your letter of the 21st ult., forwarding a copy of a complaint received by the Local Government Board under Section 10 of the Housing, Town Planning, etc., Act, 1909, has received the careful consideration of this Council, and I am directed, in compliance with the request contained in your letter, to furnish the Board with the observations of the District Council thereon. 1. The Council admit that at the present moment, owing to the abnormal state of the shoe trade in the town, the demand for dwelling-houses for citizens is slightly in excess of the supply. The demand is mainly on the part of workers residing in adjoining villages and at present employed in factories in the town. The Council have no guarantee or reason to believe, much as they hope it may be so, that the present activity in the trade will be permanent, but, should it continue over the winter, they are quite prepared to give this matter further careful consideration after the triennial election of Councillors in March next. 2. There have always been great fluctuations in the boot trade, and only a few years ago very many houses of recent construction were vacant in the town. The amounts written off the general district rate as irrecoverable in respect of empties, have been for the past five years as follows:-
The number of uninhabited houses on the taking of the census of 1911 was 65. 3. The following table gives the number of inhabited houses with population since 1861:-
These figures show that the great majority of the houses now existing are of modern construction, with an average population of under five persons per house, proving (a) that there is practically no slum property and (b) that there is no overcrowding. These figures, moreover, prove that the demand for housing accommodation has hitherto always been amply provided by private enterprise. 4. The very large indebtedness of the town makes it imperative that the Council should not incur additional liabilities without being absolutely convinced of the necessity of so doing. The Council are responsible for about five-sixths of a capital expenditure of upwards of £100,000 incurred by the Higham Ferrers and Rushden Water Board in providing a water supply for the two towns. This undertaking is a charge on the general district rate of 2s. in the £ after payment of the maximum water charges authorised by the special Act. The Council are about to spend the sum of £12,500 in additional works of sewage disposal and also a sum of £2,500 in providing a recreation ground. These works have not yet commenced, but are pressing, and must receive the Council’s first attention. The Council are anxious to meet all requirements. They are using, and will continue to use, every effort for the good government of the town and for the provision of all that is necessary for the health and comfort of the inhabitants, but they do not think the present an opportune time to enter into a building scheme. I am, Sir, Mr. Spencer’s Objection Mr. Spencer: I do not think it is fair to put down the amount of irrecoverable arrears on the rates. Is it cottage property only? The Chairman (Mr. G. Miller): It is all property. Mr. Spencer: When I was overseer I know the irrecoverable arrears included various empty factories and a number of empty shops in High-street, which you will always have. I think the amount of irrecoverable arrears given should have been confined to workmen’s dwellings. I also take exception to the phrase, “a slight demand.” I believe there is a very great demand for houses in Rushden at the present time. We labour members are advocating the erection of houses by the Council as a matter of principle as well as a question of urgent necessity. With regard to the amount written off as irrecoverable arrears, I believe the majority of it is shop property which is unoccupied, while some of it is old-fashioned factories and some of the larger houses. As regards workmen’s houses I fail to see that the letter is a correct report. The Chairman: You are giving information to the Local Government Board and you have to be very careful when you do that. Mr. Spencer: I move as an amendment that the amount stated in the letter as irrecoverable should be that of purely cottage property. The Chairman: I do not think that would be possible. The Clerk: The idea was to show the state of the general prosperity of the town, not cottage property at all. Mr. Spencer: There are shops in High-street which are empty because people cannot afford to take them at the High Rents, and these swell the amount of irrecoverable arrears. I admit that the majority of the Council are not with us in this matter. We believe there is an immediate need for houses in the town. Mr. Bates: With regard to the irrecoverable rates I should like to see the figures confined to cottage property. In our requisition to the Local Government Board we forwarded them a copy of the Rushden Echo because we considered that paper gave the fullest report of that business. I am with Mr. Spencer; if you mention irrecoverable arrears it should state whether it is on cottage or shop property. If possible, I should like to see that altered. With respect to the words “slight demand for houses,” I do not think there has ever been such a strong demand for houses in Rushden as during the last six months, and the demand is growing. Many people who are working in Rushden want to live in Rushden. I have the names now of people who want houses in Rushden and cannot get them. The Chairman: I am glad to hear that. I hope it will continue. We did think that in the letter to the Local Government Board we had recorded the accurate expression of the majority of the Council. The reason we put in the amount of the irrecoverable rates was to show that Rushden was not always in a prosperous state with regard to property as it is in to-day, and we thought it necessary to put that in the letter. We do not put a damper upon the scheme of putting this Act in force; we simply say in view of the Triennial Election which is now so close, that if after the election the demand for houses is as great as it is to-day, the matter will receive the attention of the new Council. We are nearly at the end of our term of office; and in view of the Recreation Ground and the sewage disposal works we do not think we should take up another scheme, the responsibility for which would be put on the new Council. Mr. Spencer: I move that we strike out from the letter the reference to irrecoverable rates. The Chairman: But the letter has gone. Mr. Spencer (speaking very warmly): I do not think it is right and proper that the letter should be sent off without being confirmed by this Council. I think all matters should be confirmed after public discussion. The letter or report should first come before the committee, who should discuss it, and it should then come before the whole Council for discussion. I think it is perfectly wrong that the letter should be sent before we had discussed it at the Council meeting. The Chairman: It is a matter of courtesy that we have read it to-night, because you will have a copy of it sent to you by the Local Government Board. Mr. Spencer (warmly): I am a representative of the people, elected by them to this Council, and I have a right to speak, and I shall always use that right as far as my ability goes. I have a perfect right to speak, and I think the Council have exceeded their duty in sending this letter to the Local Government Board before it has been confirmed at this meeting. The Ven. A. Kitchin: If you take that view, Mr. Spencer, would it not have been better if you had sent to the Council a copy of the requisition before sending it to the Local Government Board? Mr. Spencer: That is entirely different. Any four ratepayers can send a requisition to the Local Government Board, but this is Purely Council Business, in which the Council have jurisdiction. You have no jurisdiction over me as an individual, but as regards the business of the Council, I believe I am accurate in saying that the Council have not properly carried out what is generally understood – that the reports of committees should be first submitted to the Council for their confirmation or otherwise, and in this case that has not been done. Mr. Claridge: Did not this matter come before both committees, and did not Mr. Spencer have an opportunity of expressing himself on this point? It was understood this letter was to go direct from the Clerk to the Chairman. Mr. Spencer (with considerable warmth) I am of opinion that they did not want the matter to get public. The reason it was in a hole and corner was because they did not want it discussed. (The rest of the article is on the fold so some words are missing.) The Chairman: I must take exception to that, because at the very first opportunity I ***** a copy of the letter to the Council to read. Mr. Spencer: What is our position? If we want to make an alteration to that report we have got to send another letter to the Local Government Board. All public business must be allowed to be discussed publicly. Mr. Swindall: It always is. Mr. Spencer: Not in this case. Mr. Claridge: This is not a committee report. It is altogether different. Mr. Spencer: It is more important than an ordinary report. It is a report to the Local Government Board. With regard to *****to say what I wanted at the committee meeting. I was not well enough to be at the meeting. Mr. Swindall: I think Mr. Spencer should Withdraw That Imputation on the Chairman. Mr. Spencer: I imputed nothing on the Chairman or the Clerk but to the members of the Council who instructed them to do it. Mr. Bates: I was under the impression the letter would be read to this Council. Mr. Claridge: We asked that question at the committee meeting and it was understood the letter would be sent direct. The Chairman: So far as the Clerk and myself are concerned, we thought we were acting in perfect faith. We were sent an answer and the Clerk and I were instructed to reply. Mr. Spencer: I want to amend the report, and how can I amend it if it has already been sent? Mr. Claridge: It was brought before the committees. Mr. Spencer: It would not matter if it was brought before ten committees. The report has been put before the committee not before the Council. Is not that so? The Chairman: Yes. Mr. F. Knight: I had not heard ****** read until now, and it entirely meets with my approval. It is much ado about nothing because there are, I take it, very ******** that Mr. Spencer takes exception to. Mr. Spencer: There are others. Mr. Knight: With regard to the irrecoverable arrears, I do not think it would be ****** the cottage property only. It is a *******it proves that at the time trade must ***** bad, and, if trade was bad, there must have been some Empty Cottages. The Chairman and the Clerk did exactly what we thought they would do in giving the irrecoverable arrears. They could not have done any other. With regard to the word “slight” we have not yet had it proved to us that there is extraordinary demand. If trade ****** before Christmas there would be no empty houses. Those who wrote to the Local Government Board ought to be fair and ******* have stated that only a short time ago there were plenty of houses to let and the owners could not let them. It has to be ***** that the people at Raunds, Stanwick, Wymington, Podington, and other villages in the vicinity would come to Rushden to live. If you built houses the people would probably not come from those places to Rushden to live. They have their allotments in the villages and like to spend Saturdays there. I congratulate the Chairman and the Clerk on writing such a fair report to the Local Government Board. They have done what they were asked to do and I congratulate them on a fair, honest and able report. Mr. Bates: Apart from the people working in Rushden and living out of town wanting houses, practically all the young couples who have married this year are with their parents because they cannot get houses and that is not right. If we had houses we could let them. The committee’s report was then carried. |
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